Town of Mammoth Lakes general plan 2007

TOWN COUNCIL
Skip Harvey, Mayor
Wendy Sugimura, Mayor Pro Tem
John Eastman, Councilmember
Neil McCarroll, Councilmember
Kirk Stapp, Councilmember
PLANNING COMMISSION
Roy Saari, Chair
Elizabeth Tenney, Vice- Chair
Jo Bacon, Commissioner
Tony Barrett, Commissioner
Rhonda Duggan, Commissioner
TOURISM AND RECREATION COMMISSION
Bill Sauser, Chair
Tony Colasardo, Vice- Chair ( Parks and Recreation)
Teri Stehlik, Vice- Chair ( Tourism)
Dieter Fiebiger, Commissioner
Ruth Harrell, Commissioner
Jefferson Lanz, Commissioner
Shields Richardson, Commissioner
PUBLIC ARTS COMMISSION
Paul Jurewitz, Chair
Noelle Deinken, Vice- Chair
Michael Bornfeld, Commissioner
Cathleen Calderon, Commissioner
Warren Harrell, Commissioner
AIRPORT COMMISSION
Pam Murphy, Chair
Deb Pierrel, Vice- Chair
Gordon Alper, Commissioner
Kelley George, Commissioner
Thom Heller, Commissioner
Rick Jali, Commissioner
John Walter, Commissioner
TOWN ADMINISTRATION
Robert F. Clark, Town Manager
Karen Johnston, Assistant Town Manager
Michael Grossblatt, Assistant to the Town Manager/
Personnel Director/ Risk Manager
Anita Hatter, Town Clerk
Raymond Jarvis, Public Works Director
Brad Koehn, Finance Director
Bill Manning, Airport and Transportation Director
Randy Schienle, Chief of Police
Danna Stroud, Tourism and Recreation Director
Peter Tracy, Town Attorney
Mark Wardlaw, Community Development Director
GENERAL PLAN UPDATE STAFF
Mark Wardlaw, Community Development Director
William Taylor, Deputy Community Development Director
Sandra Moberly, Senior Planner
Jen Daugherty, Assistant Planner
Pam Kobylarz, Assistant Planner
Tina Bohannan, Administrative Coordinator
Danna Stroud, Tourism and Recreation Director
Peter Bernasconi, Senior Associate Civil Engineer
Photography courtesy of Mammoth Mountain Ski Area / Peatross
and Andy Thies Photography
PAGE
INTRODUCTION.................................................................... 7
Community Vision.......................................................... 7
Planning a Successful Community.................................... 8
Components of the General Plan...................................... 8
Community Goals for each Element.................................. 9
ECONOMY........................................................................... 12
Sustainable Economy.................................................... 12
Economic Development................................................ 12
Air Service.................................................................. 12
Marketing, Promotion, and Special Events....................... 13
Sustainable Tourism..................................................... 13
Diversify Economy....................................................... 13
Business and Employment............................................ 13
Education................................................................... 13
ARTS, CULTURE, HERITAGE & NATURAL HISTORY.............. 14
Unique Natural History.................................................. 14
Rich Community Culture............................................... 14
Expressive of Community.............................................. 15
COMMUNITY DESIGN......................................................... 16
Community Character................................................... 16
Celebrate Public Spaces................................................ 16
Celebrate the Spectacular Natural Surroundings.............. 16
Careful Site Planning.................................................... 17
Distinctive Architecture................................................ 17
Comfortable Building Height, Mass, and Scale................. 17
Community Design and Streetscape............................... 17
Natural Environment.................................................... 20
Night Sky, Light Pollution, and Glare.............................. 21
Quiet Community......................................................... 21
NEIGHBORHOOD AND DISTRICT CHARACTER......................... 22
Community Character................................................... 24
Districts........................................................ 24
Main Street, Old Mammoth Road, and Shady Rest.... 24
Gateway........................................................... 25
North Village..................................................... 26
Sierra Star........................................................ 27
Snowcreek..................................................... 27
Mountain Portals.......................................................... 27
Eagle Lodge/ Mountain Portal ............................. 27
Canyon Lodge/ Mountain Portal............................. 27
Main Lodge/ Mountain Portal............................... 28
Village/ Mountain Portal....................................... 28
Special Study Areas..................................................... 29
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PAGE
LAND USE................................................................... 30
Livability...................................................... 30
Housing........................................................ 31
Small Town Character........................................... 31
Accommodations and Community Amenities............ 32
Urban Growth Boundary........................................ 33
District Planning................................................... 33
Land Use Designations.......................................... 33
Other State Requirements...................................... 37
Build- out............................................................ 37
MOBILITY............................................................. 38
Way- finding........................................................ 38
Regional Transportation......................................... 38
In – Town Transportation....................................... 38
Walking and Bicycling........................................... 39
Transit System..................................................... 40
Parking.............................................................. 40
Streets............................................................... 40
Traffic Calming..................................................... 41
Snow Management............................................... 41
PARKS, OPEN SPACE AND RECREATION............................ 42
A Town Within a Park ........................................... 42
Trail System........................................................ 42
Recreational Opportunities.................................... 43
Connected Throughout.......................................... 43
RESOURCE MANAGEMENT AND CONSERVATION................... 44
Habitat Resources................................................ 44
Healthy Ecosystem............................................... 45
Mammoth Creek.................................................. 45
Water Resources.................................................. 45
Erosion and Sedimentation.................................... 46
Energy Resources................................................. 46
Green Technology................................................. 46
Energy Conservation............................................. 46
Solid Waste......................................................... 47
Air Quality........................................................... 47
PUBLIC HEALTH AND SAFETY..................................... 49
Public Health....................................................... 49
Public Safety....................................................... 49
Police Enforcement............................................... 49
Hazards............................................................. 50
Carbon Dioxide.................................................... 51
Mineral Resource Management............................... 51
Emergency Preparedness...................................... 51
Education........................................................... 52
Public Facilities and Services ................................. 52
LIST OF FIGURES
Figure
PAGE
1. Major View Corridors and Vistas............................. 18
2. Vistas and Landmarks........................................... 19
3. Neighborhood Character Map................................. 23
4. Planning, Municipal, and Urban Growth Boundary..... 34
5. Land Use Diagram................................................ 35
LIST OF TABLES
Table
1. General Plan Organization....................................... 9
APPENDICES
APPENDIX A: ACTION TABLE
APPENDIX B: TRANSECT DIAGRAM
APPENDIX C: PHYSICAL DEVELOPMENT CONCEPT
APPENDIX D: MOBILITY
APPENDIX E: USEFUL TERMS FOR UNDERSTANDING THE
GENERAL PLAN
Town of Mammoth Lakes - General Plan 5
6
The General Plan for Mammoth Lakes
This plan establishes standards, guidelines and priorities that define the community now and
for the future, a future where Mammoth Lakes is a premier, thriving, sustainable community.
The community takes seriously our responsibility as stewards of the environment, protectors of
residents’ quality of life, and caretakers of visitors’ quality of experience. The “ Community Vision”
for Mammoth Lakes embodies important values and principles that recognize the uniqueness of our
natural surroundings and our character as a village in the trees.
COMMUNITY VISION
Surrounded by uniquely spectacular scenery and diverse four- season recreational opportunities,
the community of Mammoth Lakes is committed to providing the very highest quality of life for our
residents and the highest quality of experience for our visitors.
To achieve this vision, Mammoth Lakes places a high value on:
1. Sustainability and continuity of our unique relationship with the natural environment.
As stewards, we support visitation and tourism as appropriate means to educate and share
our abundant resources. We are committed to the efficient use of energy and continuing
development of renewable resources.
2. Being a great place to live and work.
Our strong, diverse yet cohesive, small town community supports families and individuals
by providing a stable economy, high quality educational facilities and programs, a broad
range of community services and a participatory Town government.
3. Adequate and appropriate housing that residents and workers can afford.
4. Being a premier, year- round resort community based on diverse outdoor recreation, multi-day
events and an ambiance that attracts visitors.
5. Protecting the surrounding natural environment and supporting our small town atmosphere
by limiting the urbanized area.
6. Exceptional standards for design and development that complement and are appropriate to
the Eastern Sierra Nevada mountain setting and our sense of a “ village in the trees” with
small town charm.
7. Offering a variety of transportation options that emphasize connectivity, convenience and
alternatives to use of personal vehicles with a strong pedestrian emphasis.
“ Vision without execution is a hallucination” -- Albert Einstein
Town of Mammoth Lakes - General Plan 7
INTRODUCTION
Goal – A general statement that describes a desired future
condition in the broadest terms. A goal is generally not
quantifiable or time- dependent. Goals summarize how
conservation, development and future growth should occur
by identifying physical, economic and social outcomes that
the community wishes to achieve. Goals are expressed as
an end, not an action.
Policy – A specific statement that guides decision-making.
Policies should be clear and unambiguous.
Action - A procedure, program, or technique that
implements policies. Actions carry out goals and policies.
Actions are not cited for every goal or policy.
There are nine elements in the General Plan ( See Table 1).
Although the Housing, Noise, and Parks and Recreation Elements are
not being updated at this time and are not included in this General
Plan, some additional overlapping statements are included to maintain
consistency and aid in completing future updates to the General
Plan.
Planning a Successful Community
The values of the community also encompass making decisions that
benefit the community’s social, natural and economic capital – the
triple bottom line. Decisions that enhance all three aspects of
community capital provide the greatest benefit; decisions that
improve or conserve two forms of capital without diminishing the
third are also ideal. Decisions that only benefit one and decrease
the other two forms of capital are undesirable.
Protection of critical environmental areas, open space, sensitive
habitats and resources is critical to our community. Well- designed
and accessible open spaces are essential to the community because
they function to preserve and highlight individual neighborhoods’
characteristics and strengths. Recreational public access throughout
town and connecting to the surrounding forest is essential. As a place
that attracts cultural, artistic and wellness- minded residents and
visitors alike, providing a high quality visitor experience through a
variety of accommodations and recreation amenities is important.
Mammoth Lakes will be a well- planned cohesive community.
Exceptional quality in design will be achieved by identifying and
protecting distinct neighborhoods and districts. Resort nodes shall
be integrated into our community. Planning tools such as green
building design strategies, energy efficiency and principles of smart
growth will be used to encourage sustainable development that
meets current and future needs.
Residents and visitors are involved and respected. An open, participatory
and inclusive Town government is critical for accomplishing the goals,
policies and actions outlined in this General Plan.
Components of the General Plan
The General Plan is organized by elements. Each element is
introduced with an explanation of the intent of the goals, policies
and actions within that element. Elements are divided into sections
with each goal as a heading followed by the goal’s subsequent
policies and actions.
All elements and the goals within each element have equal weight
and are not listed in any particular order.
Element – Subject areas that are integral to the unique
identity of Mammoth Lakes. The community chose to
include optional elements in order to stress important
issues. The seven state- mandated elements are referenced
at the bottom of Table 1.
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Table 1: General Plan Organization
Element
Required/ Optional
Elements
Examples of Topics
Covered
Economy Economic Development
Tourism & Recreation
Economic development
strategy, marketing
and promotion, special
events
Arts, Culture,
Heritage and Natural
History
Conservation
Public Arts
Performance activities,
cultural events,
art/ cultural/ historical
programs and outreach
Community Design Noise
Community Character
Development patterns,
streetscapes, natural
resources, noise, light
and glare
Neighborhood and
District Character
Land Use
Community Character
Characteristics of
districts and mountain
portals, special study
areas
Land Use Land Use Growth management,
housing, community
character
Mobility Circulation Traffic, street network,
parking, transit service,
air service, trail system
Parks, Open Space
and Recreation
Open Space,
Parks & Recreation
Park and recreation
facilities, public access
to public lands, trail
system
Resource
Management and
Conservation
Conservation
Open Space
Natural and scenic
resources, Mammoth
Creek, water and
air quality, energy
efficiency
Public Health and
Safety
Safety Development in
hazardous areas,
child care, police
enforcement, snow
hazards, flood, fire,
carbon dioxide,
emergency preparedness
The Appendices to the General Plan include the following:
Action Table ( Appendix A) The Action Table is a
comprehensive list of the General Plan action items
and includes the agencies and entities that will
coordinate the actions along with a timetable for
completion of the actions.
The Transect Diagram ( Appendix B) is a cross section
through the community that describes typical natural
and manmade context, pattern, and characteristics of
the geographic areas in the community. It provides
more information about the pattern and form of areas
complementing the Community Design, Neighborhood and
District Character, Land Use, and Mobility Elements.
Physical Development Concept ( Appendix C)
Describes ideas and likes and dislikes about community
character through text, diagrams and photographs.
Mobility ( Appendix D) Describes through text, diagrams
and illustrations, the components and network of the
circulation system.
Useful Terms for Understanding the General Plan
( Appendix E) Provides definitions to various words used
in the General Plan.
Community Goals for each Element
ECONOMY
E. 1. Be a premier destination community in order to achieve
a sustainable year- round economy.
E. 2. Achieve sustainable tourism by building on the area’s
natural beauty, recreational, cultural, and historic assets.
E. 3. Achieve a more diversified economy and employment
base consistent with community character.
Town of Mammoth Lakes - General Plan 9
* Note: California State Law requires every General Plan to include policies for seven elements: Land
Use, Circulation, Conservation, Housing, Noise, Open Space and Safety. The required elements are
referenced in the center column.
ARTS, CULTURE, HERITAGE AND NATURAL HISTORY
A. 1. Be stewards of Mammoth’s unique natural
environment.
A. 2. Be a vibrant cultural center by weaving arts and local
heritage and the area’s unique natural history into
everyday life.
A. 3. Encourage public art and cultural expression throughout
the community.
COMMUNITY DESIGN
C. 1. Improve and enhance the community’s unique character
by requiring a high standard of design in all development
in Mammoth Lakes.
C. 2. Design the man- made environment to complement, not
dominate, the natural environment.
C. 3. Ensure safe and attractive public spaces, including
sidewalks, trails, parks and streets.
C. 4. Be stewards of natural and scenic resources essential to
community image and character.
C. 5. Eliminate glare to improve public safety. Minimize light
pollution to preserve views of stars and the night sky.
C. 6. Enhance community character by minimizing noise.
NEIGHBORHOOD AND DISTRICT CHARACTER
This element expands on Land Use and Community Design goals.
LAND USE
L. 1. Be stewards of the community’s small town character and
charm, compact form, spectacular natural surroundings
and access to public lands by planning for and managing
growth.
L. 2. Substantially increase housing supply available to the
workforce.
L. 3. Enhance livability by designing neighborhoods and districts
for walking through the arrangement of land uses and
development intensities.
L. 4. Be the symbolic and physical heart of the Eastern Sierra:
the regional economic, administrative, commercial,
recreational, educational and cultural center.
L. 5. Provide an overall balance of uses, facilities and services
to further the town’s role as a destination resort
community.
L. 6. Maintain the Urban Growth Boundary to ensure a
compact urban form; protect natural and outdoor
recreational resources; prevent sprawl.
MOBILITY
M. 1. Develop and implement a townwide way- finding system.
M. 2. Improve regional transportation system.
M. 3. Emphasize feet first, public transportation second,
and car last in planning the community transportation
system while still meeting Level of Service standards.
M. 4. Encourage feet first by providing a linked year- round
recreational and commuter trail system that is safe and
comprehensive.
M. 5. Provide a year- round local public transit system that is
convenient and efficient.
M. 6. Encourage alternative transportation and improve
pedestrian mobility by developing a comprehensive
parking management strategy.
M. 7. Maintain and improve safe and efficient movement of
people, traffic, and goods in a manner consistent with
the feet first initiative.
M. 8. Enhance small town community character through the
design of the transportation system.
M. 9. Improve snow and ice management.
PARKS, OPEN SPACE, AND RECREATION
P. 1. Maintain parks and open space within and adjacent to
town for outdoor recreation and contemplation.
P. 2. Provide additional parks within town.
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P. 3. Create a Master Plan for an integrated trail system that will
maintain and enhance convenient public access to public
lands from town.
P. 4. Provide and encourage a wide variety of outdoor and
indoor recreation readily accessible to residents and
visitors of all ages.
P. 5. Link parks and open space with a well- designed year-round
network of public corridors and trails within and
surrounding Mammoth Lakes.
RESOURCE MANAGEMENT AND CONSERVATION
R. 1. Be stewards of habitat, wildlife, fisheries, forests and
vegetation resources of significant biological, ecological,
aesthetic and recreational value.
R. 2. Maintain a healthy regional natural ecosystem and provide
stewardship for wetlands, wet meadows and riparian areas
from development- related impacts.
R. 3. Preserve and enhance the exceptional natural, scenic and
recreational value of Mammoth Creek.
R. 4. Conserve and enhance the quality and quantity of
Mammoth Lakes’ water resources.
R. 5. Minimize erosion and sedimentation.
R. 6. Optimize efficient use of energy.
R. 7. Be a leader in use of green building technology.
R. 8. Increase use of renewable energy resources and encourage
conservation of existing sources of energy.
R. 9. Reduce volume of solid waste.
R. 10. Protect health of community residents by assuring that the
town of Mammoth Lakes remains in compliance with or
improves compliance with air quality standards.
R. 11. Reduce greenhouse gas emissions.
Town of Mammoth Lakes - General Plan 11
PUBLIC HEALTH AND SAFETY
S. 1. Support high quality health care and child care for
Mammoth Lakes’ residents and visitors.
S. 2. Keep Mammoth Lakes a safe place to live, work and play.
S. 3. Minimize loss of life, injury, property damage, and natural
resource destruction from all public safety hazards.
S. 4. Maintain adequate emergency response capabilities.
S. 5. Support high quality educational services and life- long learning
resources within the community.
S. 6. Enhance quality of life by encouraging and supporting high
quality facilities and services.
INTENT
Mammoth Lakes’ economy is tourism- based. High altitude outdoor
activities are the major economic and employment generator in
the community, and the seasonal ebb and flow of visitors causes
economic and employment fluctuation. The challenge for Mammoth
Lakes is to increase visitor occupancy midweek and shoulder
seasons. The strategy is to provide air service, additional amenities
and attractive meeting facilities. Once in place, extensive marketing
efforts will be provided to achieve this economic goal. The community
goals to be realized are: sustainable full employment, better paying
full- time economic opportunities, and less weather dependent and
more predictable income stream. The core tenets of this Element
are increasing regional accessibility, creating more recreational and
leisure activities, and diversifying economic development to create a
more stable and sustainable economy.
Mammoth Lakes’ economic sustainability is dependent upon the
mountain resort, expanded employment opportunities, shoulder
season and midweek occupancy, air service and many other
components of the community. The Economy Element overlaps
with the other elements in the General Plan since the success of
Mammoth Lakes’ economy depends on the success of Mammoth
Lakes as a community. Development of domestic and international
markets, an improved transit system, increased events and
facilities, and an expanded and accessible system of parks, open
space, and trails are important for economic sustainability and
creating a livable community.
Sustainable Economy
E. 1. GOAL: Be a premier destination community in order to
achieve a sustainable year- round economy.
Economic Development
E. 1. A. Policy: Establish and implement a clear economic
strategy.
E. 1. A. 1. Action: Prepare an Economic Development
Strategy, identify economic development
priorities, implement programs, and target
investments.
E. 1. A. 2. Action: Prepare an economic analysis that
identifies opportunities to increase shoulder
and midweek visitation and to capture
greater local and visitor retail sales.
E. 1. A. 3. Action: Track economic indicators for changes
that may affect community land resources,
tax base including Transient Occupancy Tax
( TOT), and employment base.
E. 1. B. Policy: Encourage the development of community-based
organizations that support economic
development.
E. 1. C. Policy: Increase participation and coordination of local
agencies.
E. 1. D. Policy: Encourage restaurants, retail, entertainment,
lodging, and services.
Air Service
E. 1. E. Policy: Re- establish year- round scheduled air service
and continue charter air service at Mammoth Yosemite
Airport.
E. 1. F. Policy: Establish and maintain air service connecting
the Mammoth Lakes area with destination visitor
markets.
E. 1. F. 1. Action: Actively seek state and federal funding
for airport improvements.
E. 1. F. 2. Action: Upgrade the Mammoth Yosemite
Airport terminal to allow for regional air
service.
E. 1. F. 3. Action: Update the Airport Master Plan.
E. 1. G. Policy: Develop facilities that support commercial and
charter air carrier service.
E. 1. G. 1. Action: Work with the Federal Aviation
Administration ( FAA) to evaluate the
development of Mammoth Yosemite
Airport and provide commercial and
charter air service.
E. 1. G. 2. Action: Provide safe and cost- effective
services to general aviation.
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ECONOMY
Marketing, Promotion and Special Events
E. 1. H. Policy: Develop and implement an aggressive
inbound and outbound marketing and sales promotion
campaign.
E. 1. I. Policy: Promote public/ private efforts to provide
ongoing customer service training for hospitality, retail
and resort employees.
E. 1. J. Policy: Promote special events year- round with
emphasis on producing multi- day events with particular
attention to midweek and shoulder seasons.
E. 1. J. 1. Action: Develop a year- round special events
program and venue plan.
E. 1. K. Policy: Encourage resort development and transient
accommodations to partner in cooperative marketing.
E. 1. L. Policy: Support diverse arts, cultural, and heritage
programming, facilities and development of public
venues for indoor and outdoor events.
Sustainable Tourism
E. 2. GOAL: Achieve sustainable tourism by building on the
area’s natural beauty, recreational, cultural, and
historic assets.
E. 2. A. Policy: Support a range of outdoor and indoor events,
facilities, and services that enhance the community’s
resort economy.
Diversify Economy
E. 3. GOAL: Achieve a more diversified economy and
employment base consistent with community
character.
E. 3. A. Policy: Encourage mix of uses in the Main Street, Old
Mammoth Road, and Shady Rest District and the North
Village District.
E. 3. B. Policy: Support inclusion of cultural and educational
institutions as components of mixed use
developments.
E. 3. C. Policy: Support development of major public and
private facilities that contribute to destination
resort visitation in Mammoth Lakes.
E. 3. D. Policy: Encourage adequate and appropriate
commercial services for residents and visitors.
Business and Employment
E. 3. E. Policy: Support establishment and expansion
of industries complementary to the community,
our environment and economy.
E. 3. F. Policy: Encourage a wider range of employment
opportunities within the community.
E. 3. G. Policy: Support establishment of knowledge-based
businesses.
E. 3. H. Policy: Encourage expansion of a progressive
telecommunication and internet communication
infrastructure in the community.
E. 3. I. Policy: Support creation of office space and live/
work spaces.
E. 3. J. Policy: Continue to attract a diversified labor force
through a mix of housing types and housing
affordability.
Education
E. 3. K. Policy: Support expansion of local higher
educational and continuing education institutions
to meet workforce training needs.
E. 3. L. Policy: Encourage institutions to develop
curriculum and training opportunities.
E. 3. L. 1. Action: Support advanced study
programs and high- level conferences.
Town of Mammoth Lakes - General Plan 13
INTENT
This Element establishes a framework to develop a rich
and diverse cultural experience that enhances daily life and
strengthens the economy. Arts, culture, heritage and natural
history are vital components of Mammoth Lakes’ character.
Mammoth Lakes has a unique culture and history and it is
important that arts, culture, heritage and natural history are
encouraged throughout the community.
Mammoth Lakes also attracts cultural, artistic and wellness-minded
residents and visitors. Through education, programmed
activities, special events, and entertainment opportunities,
the goals and policies of this Element will be met. As the
community and culture matures, so will the desire and need
for improved and expanded cultural and art activities, events,
and entertainment.
Unique Natural History
A. 1. GOAL: Be stewards of Mammoth’s unique natural
environment.
A. 1. A. Policy: As stewards of our natural environment
recognize that our natural history is the
framework for all other human activities whether
economic or aesthetic and so must be conserved
and protected for future generations.
A. 1. A. 1. Action: Encourage community and
visitor awareness of our natural
environment by supporting educational
and recreational programs focused on
the natural environment of the flora,
fauna and geology of the area.
A. 1. A. 2. Action: Support coordination with
natural history tours and programs
offered by other agencies and groups.
A. 1. A. 3. Action: Provide self guided natural
history tours with appropriate
interpretive signage in the parks of
Mammoth Lakes.
Rich Community Culture
A. 2. GOAL: Be a vibrant cultural center by weaving arts
and local heritage and the area’s unique natural
history into everyday life.
A. 2. A. Policy: Encourage and support a wide variety of
visual and performing arts, cultural amenities,
events and festivals, and forums for local arts
organizations.
A. 2. B. Policy: Support arts education in the community.
A. 2. B. 1. Action: Work with schools to integrate
arts, culture, and heritage education into
the core curriculum.
A. 2. B. 2. Action: Encourage continuing educational
and training opportunities for residents
and visitors.
A. 2. C. Policy: Encourage collaboration to access resources
among organizations within the arts community.
A. 2. C. 1. Action: Expand outreach and publicity by:
• Promoting locally produced art and local cultural
programs
• Publishing monthly calendars of local art and culture
• Distributing quarterly reports on arts in the
community
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ARTS, CULTURE, HERITAGE AND NATURAL HISTORY
Expressive of Community
A. 3. GOAL: Encourage public art and cultural expression
throughout the community.
A. 3. A. Policy: Support continued development of the
historic Hayden Cabin museum site.
A. 3. B. Policy: Encourage development of arts, culture,
and heritage facilities and venues.
A. 3. B. 1. Action: Encourage artists’ residences
connected to galleries.
A. 3. B. 2. Action: Maintain a strategic public art,
cultural, and heritage plan.
A. 3. C. Policy: Support local history and heritage
education in the community.
A. 3. C. 1. Action: Support and promote programs
and events celebrating local history
and diversity.
A. 3. D. Policy: Be stewards of the cultural, historical and
archeological resources in and adjacent to town.
A. 3. E. Policy: Allow the adaptive use of historic
buildings.
A. 3. E. 1. Action: Develop and maintain a cultural
resources database of historic and
archaeological resources within the
Planning Area.
Town of Mammoth Lakes - General Plan 15
INTENT
The goals and policies in the Community Design Element
describe the relationship between people and the man- made
and natural environment. Our community is set within the
forest; trees and the natural landscape are prominent and
create a sense of scale and set a strong aesthetic. Topography,
vegetation, existing buildings and open spaces create the
structure and pattern of Mammoth Lakes.
The community will continue to be designed as comfortable,
convenient and safe. Workforce housing will emphasize
high quality design and livability and be incorporated into all
neighborhoods.
Mammoth Lakes will develop as a village in the trees.
Development will be planned to visually connect with the
natural surroundings by accentuating the existing Jeffrey
pine forest and manzanita/ sage scrub and meadows. Building
heights should be kept within the tree canopy. To maintain a
community of cohesive residential neighborhoods in a unique
mountain environment, natural beauty, critical environmental
areas and open space will be protected.
The community strongly supports the retention of major
landscape characteristics and unique natural features such as
large trees, Mammoth Mountain, Mammoth Rock, Crystal Crag,
the Bluffs, the Sherwin Range, Mammoth Knolls, and Mammoth
Crest. Public views of these features will be maintained and
enhanced. View areas are shown in Figures 1 and 2.
Community Character
C. 1. GOAL: Improve and enhance the community’s unique
character by requiring a high standard of design in all
development in Mammoth Lakes.
C. 2. GOAL: Design the man- made environment to
complement, not dominate, the natural environment.
Celebrate Public Spaces
C. 2. A. Policy: Create well- designed and significant public
spaces in resort/ commercial developments to
accommodate pedestrians and encourage social
interaction and community activity.
C. 2. B. Policy: Maximize opportunities for public spaces that
support community interaction, such as outdoor cafe
and restaurant patios, performance and arts spaces,
and child activity centers through public- private
partnerships.
C. 2. C. Policy: Encourage development of distinct districts,
each with an appropriate density and a strong center
of retail, services or amenities.
C. 2. D. Policy: Preserve and enhance special qualities of
districts through focused attention on land use,
community design and economic development.
C. 2. E. Policy: Ensure that each district center is an attractive
destination that is comfortable and inviting with
sunny streets, plazas and sidewalks.
C. 2. F. Policy: Improve visual appearance as well as pedestrian
access and activity by requiring infill development
patterns. Encourage rehabilitation and reorientation
of existing strip commercial development consistent
with neighborhood and district character.
C. 2. G. Policy: Ensure that development in commercial
areas provides for convenient pedestrian movement
between adjoining and adjacent properties.
C. 2. H. Policy: Support transit ridership and pedestrian
activity by emphasizing district parking, shared
parking, mixed use and other strategies to achieve
a more efficient use of land and facilities.
C. 2. H. 1. Action: Evaluate and revise zoning
regulations and guidelines to implement
these policies.
Celebrate the Spectacular Natural Surroundings
C. 2. I. Policy: Achieve highest quality development
that complements the natural surroundings by
developing and enforcing design standards and
guidelines.
C. 2. I. 1. Action: Review and revise sign and
design standards and guidelines.
C. 2. J. Policy: Be stewards in preserving public views of
surrounding mountains, ridgelines and knolls.
C. 2. J. 1 Action: Designate and establish development
standards for view corridors.
C. 2. K. Policy: On prominent ridgelines and bluffs,
substantial additions, modifications, renovation
and rehabilitation to existing development
shall incorporate measures to minimize visual
intrusion.
16
COMMUNITY DESIGN
Careful Site Planning
C. 2. L. Policy: Create a visually interesting and
aesthetically pleasing built environment by
requiring all development to incorporate the
highest quality of architecture and thoughtful
site design and planning.
C. 2. M. Policy: Enhance community character by ensuring
that all development, regardless of scale or
density, maximizes provision of all types of open
space, particularly scenic open space.
C. 2. N. Policy: Plan the siting and design of buildings to
preserve the maximum amount of open space,
trees and natural features to be consistent with
themes and district character.
C. 2. O. Policy: Site development adjustments may be
considered to preserve significant groups of trees
or individual specimens. Replanting with native
and compatible non- native trees to mitigate
necessary tree removal is required.
C. 2. O. 1. Action: Develop criteria on which these
adjustments might be considered.
C. 2. P. Policy: Require mid- block connectors through
long blocks as development and redevelopment
occurs.
C. 2. Q. Policy: Design development so that public spaces
contribute to an overall sense of security and lack
of vulnerability to crimes of opportunity.
C. 2. R. Policy: Plan parks for safety and compatibility
with adjacent uses through thoughtful design
including location of buildings, lighting, parking,
emergency access, public transit and pedestrian/
bicycle access.
C. 2. S. Policy: Ensure that pedestrian facilities have
adequate non- glare lighting, visible signage and
markings for pedestrian safety.
Distinctive Architecture
C. 2. T. Policy: Use natural, high quality building
materials to reflect Mammoth Lakes’ character
and mountain setting.
C. 2. U. Policy: Require unique, authentic and diverse
design that conveys innovation and creativity
and discourages architectural monotony.
Comfortable Building Height, Mass, and Scale
C. 2. V. Policy: Building height, massing and scale shall
complement neighboring land uses and preserve
views to the surrounding mountains.
C. 2. W. Policy: Maintain scenic public views and view
corridors ( shown in Figures 1 and 2) that visually
connect community to surroundings.
C. 2. X. Policy: Limit building height to the trees on
development sites where material tree coverage
exists and use top of forest canopy in general
area as height limit if no trees exist on site.
Community Design and Streetscape
C. 3. GOAL: Ensure safe and attractive public spaces,
including sidewalks, trails, parks and streets.
C. 3. A. Policy: Establish entry and district monumentation
standards as a means of reinforcing community
identity.
C. 3. A. 1. Action: Work with Planning Commission,
Tourism and Recreation Commission,
and the Public Arts Commission to
implement a gateway monumentation
plan.
C. 3. B. Policy: Require distinctive design features at
unique sites such as mountain portals, the
terminus of a public view and other important
public spaces and social gathering places.
C. 3. C. Policy: Maintain public rights- of- way for use
by the public. Full or partial street closures
by buildings, utilities, ramps or other facilities
may be allowed for public plazas, parks or open
space.
Town of Mammoth Lakes - General Plan 17
18
Figure 1
Town of Mammoth Lakes - General Plan 19
Figure 2
C. 3. D. Policy: Development shall provide pedestrian-oriented
facilities, outdoor seating, plazas,
weather protection, transit waiting areas and
other streetscape improvements.
C. 3. D. 1. Action: Prepare a streetscape design
plan and manual that includes:
• comprehensive design standards for all
road, trail, sidewalk and transit facilities
• lighting
• signage ( way- finding and interpretive)
• related infrastructure
• landscaping and street trees
C. 3. D. 2. Action: Prepare a townwide directional
signage and way- finding plan.
C. 3. E. Policy: Ensure that landscaping, signage, public
art, street enhancements and building design
result in a more hospitable and attractive
pedestrian environment. Require an even higher
level of design quality and detail in commercial
mixed use areas.
C. 3. F. Policy: Underground utilities within the community.
C. 3. F. 1. Action: Develop an undergrounding
plan for utilities.
Natural Environment
C. 4. GOAL: Be stewards of natural and scenic resources
essential to community image and character.
C. 4. A. Policy: Development shall be designed to provide
stewardship for significant features and natural
resources of the site.
C. 4. A. 1. Action: Develop criteria for evaluating
lot line adjustments and subdivisions that
will protect and preserve environmental
resources.
C. 4. A. 2. Action: Maintain conservation overlays
such as the Mammoth Creek Open
Space Stream Corridor, Bluffs Special
Conservation Planning Area and
additional considerations for structures
built at or above 8,250 feet elevation.
C. 4. B. Policy: To retain the forested character of the
town, require use of native and compatible plant
species in public and private developments and
aggressive replanting with native trees.
C. 4. B. 1. Action: Maintain a comprehensive
landscape plant list of permitted native
and compatible species and varieties.
C. 4. C. Policy: Retain overall image of a community
in a forest by ensuring that native trees are
protected wherever possible and remain an
important component of the community.
C. 4. D. Policy: Retain the forested character of the town
by requiring development to pursue aggressive
replanting with native trees and other compatible
species.
C. 4. E. Policy: Limited tree thinning, and upper- story
limbing may be permitted where needed to
maintain public safety and the health of the
forest but not for the enhancement of views.
C. 4. E. 1. Action: Adopt tree preservation and
restoration standards.
20
Town of Mammoth Lakes - General Plan 21
Night Sky, Light Pollution, and Glare
C. 5. GOAL: Eliminate glare to improve public safety.
Minimize light pollution to preserve views of stars
and the night sky.
C. 5. A. Policy: Require outdoor light fixtures to be shielded
and down- directed so as to minimize glare and light
trespass.
C. 5. B. Policy: Enforce removal, replacement or retrofit of
non- shielded or non- down- directed light fixtures
that contribute to glare and light pollution.
C. 5. C. Policy: Improve pedestrian safety by eliminating
glare for motorists through use of non- glare
roadway lighting. A light fixture’s source of
illumination shall not be readily visible at a distance.
Number of fixtures used shall be adequate to evenly
illuminate for pedestrian safety.
C. 5. C. 1. Action: Identify sources of glare and light
pollution in the town of Mammoth Lakes,
and implement a program to work with
property owners to retrofit, redirect,
remove, or replace out- of- compliance
fixtures.
C. 5. C. 2. Action: Develop community partnerships
for educational outreach programs to
increase conformance with outdoor lighting
requirements.
C. 5. C. 3. Action: Install new roadway lighting, and
replace existing lighting with fixtures that
eliminate glare without compromising
safety.
Quiet Community1
C. 6. GOAL: Enhance community character by minimizing
noise.
C. 6. A. Policy: Minimize community exposure to noise
by ensuring compatible land uses around noise
sources.
1. For a full discussion of noise impacts and detailed technical information, please
refer to the existing Noise Element.
C. 6. B. Policy: Allow development only if consistent with
the Noise Element and the policies of this Element.
Measure noise use for establishing compatibility in
dBA CNEL and based on worst- case noise levels,
either existing or future, with future noise levels
to be predicted based on projected 2025 levels.
C. 6. C. Policy: Development of noise- sensitive land uses
shall not be permitted in areas where the noise
level from existing stationary noise sources exceeds
the noise level standards described in the Noise
Element.
C. 6. D. Policy: Require development to mitigate exterior
noise to “ normally acceptable” levels in outdoor
areas.
C. 6. D. 1. Action: Assess existing sources of
outdoor noise and develop criteria and
standards for outdoor noise.
C. 6. E. Policy: Address noise issues through the planning
and permitting process.
C. 6. F. Policy: Require mitigation of all significant noise
impacts as a condition of project approval.
C. 6. G. Policy: Require preparation of a noise analysis
or acoustical study, which is to include
recommendations for mitigation, for all proposed
projects that may result in potentially significant
noise impacts.
C. 6. G. 1. Action: Adopt significance thresholds
to be used to assess noise impacts
for projects reviewed under the CEQA
process, and develop a list of acceptable
mitigations that might be applied to
mitigate noise impacts to acceptable
levels, including specific guidelines for
their implementation.
C. 6. G. 2. Action: Adopt criteria and location
maps that specify the locations and
circumstances under which a noise
analysis or acoustical study will need
to be prepared for a proposed project.
Develop guidelines for conducting such
studies.
22
NEIGHBORHOOD AND DISTRICT CHARACTER
INTENT
To enhance the unique character of Mammoth Lakes, development
of individual sites and districts must be carefully planned.
Mammoth Lakes may be comprised of approximately twelve
districts and four mountain portals which will be further defined
as district plans are created. District boundaries are based on the
1987 General Plan Planning Districts and are defined by existing
development, patterns of vegetation, topographic features,
circulation patterns, and the pattern and relationships of land
uses. Master planning of these specific districts provides a basis
for future land use decisions incorporating the goals, policies and
actions in the Land Use and Community Design Elements as well
as the Neighborhood and District Character Element.
Districts
1. Main Street, Old Mammoth Road, and Shady Rest
2. Gateway
3. North Village
4. Sierra Star
5. Snowcreek
6. Juniper Ridge
7. Meridian
8. Knolls
9. Mammoth Slopes
10. Old Mammoth
11. Sierra Valley
12. Majestic Pines
Mountain Portals
• Eagle Lodge
• Canyon Lodge
• Main Lodge
• Village
Districts are a distinctive and important part of the town and
add a different complementary element to the community. The
community’s overall mix and composition of land uses, housing,
employment, lodging and amenities should be considered in the
planning of each district. While each district should be unique,
all districts should provide a sense of place regarding structure,
function and a district center.
Town of Mammoth Lakes - General Plan 23
Figure 3
should be walkable year- round, vibrant, colorful, and accessible.
Uses should be mixed to allow offices, residential housing and
visitor accommodations above ground floor retail.
Buildings should have distinctive mountain architecture and
varied roof forms with accentuating physical landmarks at
intersections, street corners and other appropriate locations.
The streetscape should be safe and designed for the pedestrian
with the inclusion of street furniture, trees, flowers and planters,
interesting sidewalk surfaces and public art.
New development should improve connectivity and circulation
with bike and pedestrian paths, sidewalks and roads.
General characteristics:
1. Maintain views of the Sherwin Range, the Knolls and
Mammoth Mountain from public spaces
2. Landscaping reinforces Eastern Sierra native pine, fir,
aspen, ground cover and wildflowers
3. Landscaping establishes scale and street edge
4. Pedestrian- oriented sidewalk/ boardwalk with public
art, centrally located parks, plazas, courtyards and
pedestrian links that create a sense of exploration
5. Walk- to neighborhood or community parks in all
districts
6. Mid- block pedestrian access
7. Occasional small plazas and courts visible from the
public way that can be used as public event venues
8. Active day and evening and through all four seasons
9. Retail and services in storefront setting, located next
to the sidewalk
10. District animation with retail oriented to the street
11. Higher lot coverage may be acceptable with pockets
of effective landscaping and open space
12. Encourage transit- oriented development
13. Strip mall development pattern shifted to a pattern of
commercial in front and parking in back
14. Convenient structured parking and small- scale surface
parking
15. Shared and pooled parking
16. Alley and side street access for deliveries, service
and emergency access and pedestrian connections
appropriate to district character
Main Street characteristics:
1. Grand boulevard, most significant entry and exit for
the town
2. Primary intersections ( Old Mammoth Road, Manzanita
Road, Minaret Road) create visual book- ends to
neighborhoods
3. Multiple safe pedestrian crossings from north to south
side of Main Street
24
Community Character
Protection of the character and quality of life of stable residential
neighborhoods is paramount. This section summarizes the
desired characteristics and roles of the five distinct districts and
four mountain portals where the greatest amount of change is
expected to occur. These districts and mountain portals are:
1. Main Street, Old Mammoth Road, and Shady Rest
2. Gateway
3. North Village
4. Sierra Star
5. Snowcreek
6. Eagle Lodge / Mountain Portal
7. Canyon Lodge / Mountain Portal
8. Main Lodge / Mountain Portal
9. Village / Mountain Portal
For the successful and sustainable development of the community,
each district should provide different recreation and leisure
opportunities, uses, facilities and activities. Each district should
add to and complement the community’s overall resort offerings
and be programmed to serve the community as well as increase
midweek and shoulder season visitation. Program opportunities
include but are not limited to:
• Convention and conference facilities
• Performance and cinema theaters
• Anchor retail and entertainment uses
• An indoor four seasons field house, skating rink, and swimming
facility
• Expanded golf and tennis facilities
• In- town state- of- the- art Nordic Ski center facility
• Improved equestrian facilities
• Open space
• Plazas and special events areas
• Arts, culture and heritage facilities
• Public parking facilities
• Market rate workforce housing
• Child and infant care facilities
• Parks and passive recreational space
• Snow play areas
Districts
1. Main Street, Old Mammoth Road, and Shady Rest
The Main Street, Old Mammoth Road, and Shady Rest areas
should invite pedestrian activity and provide gathering places and
opportunities for interaction in a vibrant mix of retail, commercial,
and workforce housing. Development should be attractive with
a high level of detail and active storefront uses resulting in a
pleasing pedestrian- oriented streetscape. Commercial corridors
4. Landscaping and commercial mixed use development
located so as to frame and enclose the boulevard
5. Incorporate Murphy Gulch as a natural landscape
amenity.
6. Reduction or elimination of frontage roads
7. Long major street divided into distinct and unique
areas:
a. From town entry to Laurel Mountain Road:
( 1) Landmark entrance architectural design
( 2) Integrates civic center design with Eastern
Sierra forest
( 3) Inspirational and inviting to the community,
a town square
( 4) Mixed use and shared parking resource
( 5) Old Mammoth Road entrance
( 6) Connected and integrated with Shady Rest
workforce neighborhood and Sierra Nevada
Road
b. From Laurel Mountain Road to Manzanita Road/ Sierra
Blvd:
( 1) Create a vibrant mix of retail, commercial
and workforce housing
( 2) Neighborhood commercial for central
Mammoth neighborhood
( 3) Outdoor enjoyment
( 4) Forested and natural
c. From Sierra Blvd to Minaret Road and Lake Mary
Road:
( 1) Mountain portal and gateway to the North
Village District
( 2) Lake Mary Road gateway
( 3) Smooth transition and connectivity from
commercial to commercial
( 4) Mixed use, lodging and residential
( 5) Heavily forested, greater setbacks and
acknowledgement of slopes
( 6) Lower lot coverage
( 7) Promenade on both sides
Old Mammoth Road characteristics:
1. Traditional small- scale mixed use “ Main Street”
development pattern
Shady Rest characteristics:
1. A livable in- town neighborhood for the workforce:
a. Not fractional, not second homes
b. Mechanisms to ensure units remain at determined
rates in perpetuity
c. Variety of unit size and scale
2. Preservation and restoration of unique site features,
including wetlands
3. A community- oriented design:
a. Neighborhood context and connections:
( 1) Pedestrian and auto connections to adjoining
areas and neighborhoods ( e. g. Sierra Valley
District, Tavern Road, Main Street and
Center Street)
( 2) Traffic calming and management with
adjoining neighborhoods
( 3) Trail and pedestrian emphasis
( 4) Transit accessible
b. Integrated site planning and architectural design:
( 1) Accessible wetlands and community park( s)
connected to the community
( 2) Significant tree preservation
( 3) Unobtrusive, articulated buildings
( 4) Minimum paving, maximum permeable
surface
( 5) High quality materials
( 6) Parking
( 7) Energy efficient design
( 8) Innovative snow management
4. A future catalyst to surrounding commercial areas
5. Developed in phases:
a. High quality of living throughout ( no disparity,
grouping or phasing by income)
b. Reasonable product absorption rate
6. Long- term affordability:
a. Durability of materials and design
b. Designed for low operating and maintenance costs
and energy efficiency
c. Transit accessibility
7. Provision of key resident amenities such as:
a. Child care
b. Active and passive recreation
2. Gateway
Located south of State Route 203, east of Old Mammoth Road, the
Gateway District should be an attractive and iconic corridor in to
and out of town, and should communicate Mammoth Lakes’ char-acter.
It includes schools, hospital, industrial park, library, parks,
trails, open space and the future Civic Center site. The District
should provide a safe pedestrian environment, and emphasize
linkages between all elements in the Gateway District and the
community’s residential neighborhoods. Significant public views
should be preserved through high- level design standards.
Town of Mammoth Lakes - General Plan 25
General characteristics:
1. Viewsheds to White Mountains, Sherwin Range, the
Knolls and Mammoth Mountain are preserved
2. Campus setting, spacious and comfortable with
gathering areas
3. Civic character and a town square
4. Civic, educational, recreational, public uses and athletic
fields
5. Broad setbacks and open space between buildings
6. Pedestrian- friendly approach along Sierra Park Road
and Meridian Boulevard
7. Pedestrian linkages among all uses
8. Access to surrounding forest lands
9. A sense of arrival to each component within the
district
10. Circulation pattern to provide for short- term visits and
drop- offs
11. Long- term parking underground
12. Industrial uses screened from public view
13. Shared use of facilities and parking
14. Transit with bus pullouts and shelters
Civic Center
The Civic Center, located within the Gateway District on the
southeast corner of State Route 203 and Sierra Park Road,
should be attractive, welcoming, accessible, and the symbolic
center for the community. The Civic Center should embody the
natural setting and spirit of Mammoth Lakes, and be designed as
a functioning public space to support special events.
The Civic Center should have a cohesive design with building
elements and forms in common and appropriate building
placement and design. Civic architecture should recognize
historic patterns of the town and represent rugged mountain
architecture. Buildings should be articulated, elegant and built
with design elements that create a sense of permanence and
strength. Building design should include a building base designed
for pedestrians with a high level of detail and quality materials.
Iconic features should be integrated into civic architecture and
places.
Civic Center characteristics:
1. Attractive, welcoming and symbolic center for the
community
2. Reinforce rugged, natural setting of the town
3. Conveniently accessible to the community and
clients:
a. Emergency access
b. Transit, vehicular, bike and pedestrian access
c. On- street and underground parking
d. Customer service
4. Serves as important community activity center:
a. Strategic parking resource linked to transit
b. Public event venue
c. Economic development catalyst to Tavern Road and
Sierra Park Road areas
5. Sierra Park Road design as a significant public street/
open space
6. Reinforce the importance of:
a. Legislative and judicial function of the people
b. Public safety and security
c. Civic events and functions
d. Daily use and enjoyment
e. A place of employment
3. North Village
The North Village District, in the northwest portion of town
adjacent to Main Street, Lake Mary Road, and Minaret Road,
is primarily comprised of more urban development. It includes
hotels, restaurants, visitor- oriented and general commercial
operations, professional and medical offices, condominiums,
single family homes and community facilities. The North Village is
an intensely focused entertainment district. It should incorporate
active open pedestrian plazas showcasing mountain views with
retail, entertainment, and public art including local talent.
North Village characteristics:
1. Viewsheds to Sherwin Range and the Knolls are
preserved
2. Landscape that recalls the Eastern Sierra and establishes
scale and street edge
3. Create a sense of exploration using pedestrian- oriented
sidewalks, plazas and courtyards with pedestrian comforts
4. Easy pedestrian access across main streets
5. Gateway intersection at Minaret Road and Main
Street/ Lake Mary Road
6. Visitor- oriented entertainment retail district
7. Active day and evening through all four seasons, designed
to achieve a 2- 3 hour visit
8. Resort and resident activities, amenities and services
9. Animation with retail and significant businesses oriented to
the street
10. Retail and services in “ storefront” setting located at the
sidewalk
11. A variety of resort lodging supported by meeting facilities,
outdoor activities and restaurants, arts, culture and
entertainment
12. Create year- round non- vehicular links to mountain portals
13. Lake Mary Road connected to the North Village District by
trails
14. Shared and pooled parking, convenient structured parking
and small- scale street adjacent surface parking
15. Encourage living and working in close proximity to transit-oriented
development
26
4. Sierra Star
The Sierra Star District, a resort area within Mammoth Lakes,
contains an 18- hole golf course and a residential component.
Sierra Star should diversify its year- round recreational
opportunities for the town’s residents and visitors, and allow
joint use amongst public and private entities. A variety of resort
accommodations of differing intensities should be provided as
well as a transit hub and parking facilities.
Sierra Star characteristics:
1. Full service four- season resort
2. Landmark destination
3. Special vistas to surrounding mountains
4. Extensive open space and tree preservation
5. Four- season recreation use; e. g. golf course and
cross- country skiing, summer focus on open space
and outdoor experiences
6. Non- vehicular access options to the Eagle Lodge,
North Village District, Main Street and Old Mammoth
Road
5. Snowcreek
The Snowcreek District should not act as an exclusive
development, but connect to the larger community and
provide community access to Snowcreek and to surrounding
public lands. Snowcreek should be designed to be a livable
neighborhood, including workforce housing, convenience
retail, public amenities, and active/ passive recreation facilities.
Snowcreek should contribute to the town’s overall economy,
tourism and mix of recreation amenities while preserving the
area’s unique features.
Snowcreek characteristics:
1. Western range and meadow: spacious setting, broad and
wide open with backdrop of Sherwin Range
2. Anchor for and a greater connection to Old Mammoth
District
3. Stress stewardship of land and resources
4. Provide access and staging areas to Sherwin Range and
“ community” uses accessible from Old Mammoth Road
5. A variety of resort lodging supported by restaurants, resort
services, neighborhood conveniences, commercial, retail,
and outdoor ancillary recreation designed as a traditional
small- scale village:
a. Active day and evening and through all four seasons
b. Dispersed structures, light on the land, vertical emphasis
and detailing ( not heavy or strong horizontality)
c. Landscape that reinforces sage, manzanita and wet
meadow
6. Full service four- season resort with visitor/ recreation
amenities such as:
a. Horseback, sleigh and hay wagon rides, golf and
tennis
b. Clubhouse with food and beverage service
c. Special events “ town commons”
d. Center for arts and culture
7. Integrated with Mammoth Creek Park and Mammoth Creek
Corridor, the historical museum site, equestrian center,
parking, trails, and snow play, and future possibilities such
as a recreation center or amphitheater
Mountain Portals
6. Eagle Lodge/ Mountain Portal
Eagle Lodge, located at the base of the western terminus of Meridian
Boulevard, should be a mixed use development with condominium/
hotel and a mix of recreational- related uses, including food service,
rental/ demo/ repair shop, retail, ski school and day care, ticketing/
lobby, administrative space and restrooms. In addition, the lodge
should include amenities such as neighborhood commercial, a
restaurant, day spa and locker club. Eagle Lodge should continue
to provide community open spaces that complement the unique
natural setting.
Eagle Lodge characteristics:
1. Landmark location at the base of Mammoth Mountain;
celebrate dramatic vista
2. The termination of Meridian Boulevard, a gateway
boulevard and scenic east - west drive ( views of White
Mountains, Sherwin Range, the Knolls, and Mammoth
Mountain)
3. Visitor- oriented, active day and night and through all four
seasons
4. Neighborhood setting, provides neighborhood convenience
retail
5. Landscaping reinforces Eastern Sierra native pine, fir,
aspen, ground cover and wildflowers
6. Landscaping establishes scale and street edge
7. Landmark architectural, site and streetscape design
8. Transit use and adequate parking to minimize
neighborhood impacts
9. Summer and winter event venue
7. Canyon Lodge/ Mountain Portal
Canyon Lodge, located at the western terminus of Canyon Boulevard,
is connected to the Village by the Village Gondola. It should be a
summer and winter recreation and event venue.
Town of Mammoth Lakes - General Plan 27
Canyon Lodge characteristics:
1. A primary portal to Mammoth Mountain Ski Area
2. Base lodge supported by surrounding lodging and
connected to the Village/ Mountain Portal
8. Main Lodge/ Mountain Portal
Main Lodge, the main portal for Mammoth Mountain Ski Area, is
located outside of the Town’s Urban Growth Boundary.
Main Lodge characteristics:
1. An island in the forest
2. An area without differentiation between private and public
lands to create continuity of experience
3. A full service winter and summer recreation portal
4. Sufficient lodging to ensure sustainability year- round with
supporting services, restaurants and amenities
5. Parking strategy designed to support transit and minimize
auto trips to and from the town
9. Village/ Mountain Portal
The Village Portal, located within a plaza area in the North Village
District, provides gondola access to Canyon Lodge. Use of the Village
Gondola is oriented to visitors staying in accommodations within
North Village or in other facilities within walking distance of the
gondola. Gondola access is also available to those using transit.
Village characteristics:
1. A primary portal to Canyon Lodge
2. Supported by the North Village and surrounding
accommodations
28
Special Study Areas
Special studies will be conducted for certain areas and sites within
the community to aid in future planning ( see Policy L. 1. D.). Focused
Special Studies include the Mammoth Creek Corridor and Gateway.
Five of the comprehensive plans to be developed in the future, and
the major issues that should be evaluated, are:
Mammoth Creek Corridor
Prepare a Focused Special Study for the Mammoth Creek Corridor
to:
• Assess the existence and value of biological, scenic and aesthetic
site resources
• Identify opportunities for enhancement of and threats to water
quality
• Determine areas suitable for preservation and those suitable for
development
• Determine locations and limitations for pedestrian and bicycle
trails, staging areas, and vehicular access
• Study benefits to the community and implementation mechanisms
such as zoning and conservation easements
• Address potential neighborhood conflicts
• Implement a significant community center connecting Old
Mammoth Road and Snowcreek; Mammoth Creek Park is
designed around the stream and environment to provide:
• Access to Mammoth Creek
• Grand views
• Appropriate active recreation
• Family recreation
• A place to hold special events
• Staging for Forest Service activities
• Concessions and facilities including parking and
restrooms
• A connection with Forest Service lands and the historic
museum site
Gateway
Prepare a Master or Specific Plan for the Gateway to:
• Assess the existence and value of biological, scenic and aesthetic
site resources
• Determine areas suitable for preservation and those suitable for
development
• Determine locations and limitations for pedestrian and bicycle
trails, staging areas, parking and vehicular access
• Determine the range and siting of community- serving educational,
cultural and recreational uses
• Determine the extent of student housing and faculty housing
• Assess joint- use partnerships to implement community goals
• Determine the extent of local housing opportunities, if any
• Assess multiple uses, such as civic, hospital, school, recreational
vehicle, open space, and industrial
Main Street, Old Mammoth Road, and Shady Rest
Improvement of the function, operations and design of the Main
Street/ State Route 203 corridor in Mammoth Lakes has long been
an objective of the Town. This area, joined with Shady Rest and Old
Mammoth Road, presents the opportunity to foster the development
of a compact, pedestrian- oriented, mixed use community core.
Extensive community participation will be required, including
residents, businesses and property owners, California Department
of Transportation (“ Caltrans”), other local agencies and districts, and
Town appointed and elected officials. The planning effort should:
• Assess the form and function of the overall right- of- way and
potential for reducing or eliminating frontage roads
• Determine how to improve overall circulation and pedestrian
convenience and safety
• Assess strategically located public parking facilities to serve
commercial areas
• Determine how to improve the appearance of State Route 203 and
the entrance to town
• Assess the form and character of existing and future development
and the creation of mixed use neighborhoods
Sierra Valley Sites
Prepare a Focused Special Study for the Sierra Valley Sites
( Sierra Valley District) to:
• Assess infill design and development standards, land use,
and density
• Evaluate “ feet first” mobility measures
• Assess traffic and determine suitable traffic calming
measures
• Identify appropriate locations for neighborhood parks,
pocket parks, open space, and connected trails
• Assess safety issues and aesthetics
• Assess the impacts of seasonal residents
Bell- shaped Parcel
Prepare a feasibility study and a Focused Special Study for the
Bell- shaped Parcel ( see Action L. 1. D. 3.).
Town of Mammoth Lakes - General Plan 29
INTENT
The policies of this Element describe and determine how the
community will retain its community character and small town
atmosphere while enhancing our success as a destination
resort. These policies embrace principles such as creating
walkable communities, mixed land uses, providing a variety
of transportation choices, and taking advantage of compact
building design. The planning area is shown in Figure 4.
An overarching principle of the community is to maintain
the town’s compact urban form, protect natural and outdoor
recreation resources, and prevent sprawl. The Town established
the Urban Growth Boundary limiting the area available for
future development to achieve these principles.
Livability
L. 1. GOAL: Be stewards of the community’s small town
character and charm, compact form, spectacular
natural surroundings and access to public lands
by planning for and managing growth.
L. 1. A. Policy: Limit total peak population of permanent
and seasonal residents and visitors to 52,000
people.
L. 1. A. 1. Action: Establish protective zoning
standards for special resources and
conservation areas.
L. 1. A. 2. Action: Prepare an Annual Community
Indicators Report to monitor pace
of growth and to plan for changing
conditions. Potential Community
Indicators include:
• Environmental indicators
• Average median income
• Unemployment rates
• Visitor lodging occupancy
• Annual visitors
• Downhill skier/ snowboarder visits
• Cross- country skier visits
• Building permits
• Real estate sales/ average sales price
• Retail vacancy
• Transient Occupancy Tax revenues
• Sales tax revenues
• Population
L. 1. A. 3. Action: Maintain a geographic
information database and mapping
system to increase information
available to the public on zoning, land
use, infrastructure planning, and other
pertinent data.
L. 1. B. Policy: Require all development to meet
community goals for highest quality of design,
energy efficiency, open space preservation, and
promotion of a livable, sustainable community.
Development that does not fulfill these goals
shall not be allowed.
L. 1. B. 1. Action: Revise planning review
processes to be more user- friendly to
both applicants and residents.
L. 1. C. Policy: Give preference to infill development.
L. 1. C. 1. Action: Develop and adopt infill
development standards.
L. 1. D. Policy: Conduct district planning and focused
studies for special areas and sites within the
community to aid in future planning.
L. 1. D. 1. Action: Conduct district planning ( see
District Planning). Some initial district
planning areas are:
• Main Street, Old Mammoth Road, and Shady
Rest
• Juniper Ridge Master Plan
• Sierra Star Master Plan
• Snowcreek Master Plan
• North Village Specific Plan
• Gateway Master Plan
L. 1. D. 2. Action: Prepare special studies ( see
Special Study Areas in Neighborhood
and District Character Element). Some
initial study areas are:
• Mammoth Creek Corridor
• Main Street, Old Mammoth Road, and Shady
Rest
• Gateway
• Sierra Valley Sites
• Bell- shaped Parcel
30
LAND USE
Town of Mammoth Lakes - General Plan 31
L. 2. C. Policy: Rehabilitate existing housing and build
new housing for workforce housing.
L. 2. C. 1. Action: Develop a workforce housing
strategy.
L. 2. D. Policy: For housing development projects where
all units are deed restricted for workforce housing,
a density bonus may be granted in addition to
any bonus granted pursuant to the State Density
Bonus Law up to a combined bonus of twice the
density identified for the designation in which
the project is located.
Small Town Character
L. 3. GOAL: Enhance livability by designing neighborhoods
and districts for walking through the arrangement
of land uses and development intensities.
L. 3. A. Policy: Achieve a diversity of uses and activities
and efficient use of land by maintaining a range of
development types.
L. 3. B. Policy: Develop vital retail centers and streets.
L. 3. B. 1. Action: Require retail, restaurants and
other similar active commercial uses
at the ground level along designated
streets ( Physical Development Concept
– Appendix C).
L. 3. B. 2. Action: Require active street level uses
( office, row houses, live/ work, hotel
lobbies and other services) at ground
level along designated streets.
L. 3. C. Policy: Encourage development of small
neighborhood- serving retail and services
dispersed through town.
L. 3. D. Policy: Encourage outdoor dining in resort and
commercial districts to increase street level
animation.
L. 3. D. 1. Action: Revise the Zoning Code to allow
outdoor dining in resort and commercial
districts.
L. 1. D. 3. Action: Prepare a Focused Special
Conservation Easement Study for the
Bell Shaped Parcel ( Bell) to:
• Study benefits to the community as
the Town’s “ central park” through
implementation mechanisms such as zoning
and conservation easements.
• Assess the existence and value of biological,
scenic and aesthetic site resources.
• Determine areas suitable for preservation and
those suitable for development consistent
with maximizing recreational opportunities,
preserving open space, and protecting
sensitive environmental resources.
• Determine the appropriate range of
public and private open space, uses and
development standards consistent with
maximizing recreational opportunities,
preserving open space, and protecting
sensitive environmental resources.
• Determine locations and limitations
for buildings and facilities and transit,
pedestrian, bicycle and vehicular access.
• No disposition or development of the Bell
may be made which is inconsistent with
these Special Study objectives without
further amendment to this General Plan to
remove this condition.
L. 1. D. 4. Action: Emphasize pedestrian
orientation, integration of land uses,
treatment of streetscapes as community
living space, environmental sensitivity
and energy efficiency. Consider site
conditions, solar access, framing of
public views, building bulk and scale,
average and maximum building
height, and architectural features and
appurtenances.
Housing
L. 2. GOAL: Substantially increase housing supply
available to the workforce.
L. 2. A. Policy: Emphasize workforce housing for essential
public service employees, such as firefighters,
police, snow removal operators, and teachers.
L. 2. B. Policy: Encourage a mix of housing types and forms
consistent with design and land use policies.
32
L. 3. E. Policy: Require a minimum amount of development
in the Main Street, Old Mammoth Road, and Shady
Rest Districts to ensure supplies of housing for
employees and to reduce automobile trips.
L. 3. F. Policy: Ensure appropriate community benefits are
provided through district planning and development
projects.
L. 3. F. 1. Action: Study the experiences of other
communities in finding fair and equitable
standards and formulas for gaining
community benefits.
L. 3. F. 2. Action: Develop formula- based methods
and standards for community benefits
applicable to projects of a certain size.
L. 3. F. 3. Action: Develop and maintain a list of uses,
facilities, infrastructure, programs and
services for use as community benefits.
L. 3. F. 4. Action: Develop size, space and program
characteristics and criteria for uses and
facilities deemed as community benefits.
L. 3. G. Policy: Do not allow the transfer of unused density
from built parcels.
L. 3. H. Policy: Density may be clustered or transferred
within clearly articulated district, master, and
specific plans to enhance General Plan goals
and policies. Development rights may also be
transferred between districts when that transfer
furthers protection of identified environmentally
sensitive areas.
L. 3. H. 1. Action: Prepare a transfer of development
rights ordinance describing the methods
and findings for approving such density
transfers.
Accommodations and Community Amenities
L. 4. GOAL: Be the symbolic and physical heart of the
Eastern Sierra: the regional economic, administrative,
commercial, recreational, educational and cultural
center.
L. 5. GOAL: Provide an overall balance of uses, facilities
and services to further the town’s role as a
destination resort community.
L. 5. A. Policy: Encourage and support a range of visitor
accommodations that include a variety of services
and amenities.
L. 5. B. Policy: Locate visitor lodging in appropriate
areas.
L. 5. C. Policy: Ensure there are an adequate number of
units available for nightly rental.
L. 5. D. Policy: Encourage rehabilitation and renovation of
existing visitor accommodations.
L. 5. D. 1. Action: Develop outreach and
educational programs to inform owners
of the benefits of upgrading their units.
L. 5. E. Policy: Development shall complement and
diversify the range of resort community activities
and amenities.
L. 5. F. Policy: Require all multi- family, resort, and specific
plan development to include activities, amenities
and services to support long- term visitation.
L. 5. F. 1. Action: Adopt and/ or revise zoning
standards to ensure that development
provides adequate levels of services and
on- site activities and usable amenities.
L. 5. G. Policy: In the C- 1 and C- 2 Designations, density
may be increased to no more than twice the
density for hotel, motel, and similar transient
lodging projects that specifically enhance
the tourism, community, and environmental
objectives of the Town. This enhancement must
be through the provision of amenities, services,
and/ or environmental benefits above and beyond
those required to meet the incremental demands
of the project. These amenities, services,
and environmental benefits include, but are
not limited to those listed under “ Community
Character” on page 24 of this General Plan.
Any such increase shall further the Community
Vision, shall be consistent with the discussion of
“ Build- out” on page 37 of this General Plan, shall
be consistent with approved District Plans, and
shall be subject to such rules, processes, and
findings as may be adopted by the Town Council
in its sole discretion.
Town of Mammoth Lakes - General Plan 33
Urban Growth Boundary
L. 6. GOAL: Maintain the Urban Growth Boundary to
ensure a compact urban form; protect natural and
outdoor recreational resources; prevent sprawl.
L. 6. A. Policy: No residential, commercial, or industrial
development is permitted outside the Urban Growth
Boundary ( UGB) identified in Figure 4.
L. 6. B. Policy: Recreation facilities, other public facilities,
and public utility installations may be permitted
outside of the UGB when determined to be in the
public interest and compatible with other Town
goals.
L. 6. C. Policy: The Town shall work collaboratively with
Mono County, Inyo National Forest, and the Bureau
of Land Management to ensure that land uses
occurring adjacent to the Urban Growth Boundary
are compatible with Town goals.
L. 6. D. Policy: Support land exchanges for existing special
uses that maintain the integrity of the General Plan
and promote Town policies when determined to be
in the public interest and compatible with other
Town goals.
L. 6. E. Policy: National Forest lands that are exchanged
into private ownership will be included within the
UGB whether or not they are contiguous with the
UGB.
L. 6. F. Policy: The Town may consider adjustments to the
UGB that do not increase the acres of developable
land of Mammoth Lakes, are contiguous to the
UGB, and are otherwise in the public interest.
L. 6. G. Policy: Coordinate with agencies undertaking
planning or development activities outside of the
UGB and within the Town’s Planning Area.
District Planning
Some areas of the community have special needs or conditions
that would benefit from detailed investigation to address issues
such as allowable land use patterns, design standards, zoning codes
and other property development standards and protections.
These standards and protections may include detailed regulations,
conditions, programs and proposed designations supplemental to
the General Plan, including infrastructure requirements, resource
conservation, housing for locals, implementation measures, and
potential changes in land use to meet future needs.
Land Use Designations
Residential
Residential designations are defined by the maximum density
allowed. Specific designations regulate height, setbacks, and lot
coverage. Other design standards are implemented through the
Zoning Code and design guidelines.
Low- Density Residential 1 ( LDR- 1) This designation allows
single- family detached residential development at a maximum
density of two ( 2) dwelling units per gross acre. This density range
is typical of residential subdivisions in the Old Mammoth District
and is intended to protect their existing densities and character.
Lots within this designation are typically larger, have increased
setbacks, and lower lot coverage.
Low- Density Residential 2 ( LDR- 2) This designation allows
single- family detached residential development of up to four ( 4)
dwelling units per gross acre. This density range is typical of residential
subdivisions in the Mammoth Slopes, Knolls, the Trails, and the
Majestic Pines District. This designation protects the low- density
character of existing neighborhoods. Development standards are
intended to provide for privacy through building separation, usable
yards, and limited shading by structures of adjoining parcels.
High- Density Residential 1 ( HDR- 1) This designation allows
residential multi- unit townhouses, condominiums and apartments
at a density of six ( 6) to a maximum of twelve ( 12) dwelling units
per acre. This designation applies to the Sierra Valley District, the
Shady Rest Tract, and portions of the Old Mammoth District. The
Shady Rest Tract is intended primarily for workforce housing. The
HDR- 1 designation is intended to preserve existing housing and
allow for additional high quality housing opportunities. Development
standards ensure compatibility with adjacent properties, building
separation, adequate on- site recreation space, and well- designed
livable development.
34
Figure 4
Town of Mammoth Lakes - General Plan 35
Figure 5
High- Density Residential 2 ( HDR- 2) This designation allows both
transient visitor lodging and residential multi- unit style developments
including townhouses, apartments, and condominiums. Residential
density may range from of six ( 6) to twelve ( 12) residential dwelling
units per acre and hotel density is permitted up to thirty- six
( 36) rooms per acre. This designation is found in the Mammoth
Slopes and Meridian Districts. HDR- 2 includes standards that
ensure compatibility with adjacent properties, building separation,
adequate on- site recreation space, and well- designed resort visitor
development.
Commercial
Commercial designations are established to support desirable
existing uses and to encourage desirable uses.
Commercial 1 ( C- 1) The C- 1 designation allows medium- scale,
commercial mixed uses. The base density for residential is six ( 6)
to a maximum of twelve ( 12) residential dwelling units per acre and
a maximum of forty ( 40) hotel rooms per acre. This designation is
located along Main Street between the North Village District and
Mono Street, and is intended to create a transition zone to the more
intensive Commercial 2 and North Village designations. A minimum
floor area ratios and amount of commercial uses will be established
in the Zoning Code.
Commercial 2 ( C- 2) This designation allows for the community’s
medium- and large- scale commercial mixed uses. The base density
for residential is six ( 6) to a maximum of twelve ( 12) residential
dwelling units per acre and a maximum of forty ( 40) hotel rooms
per acre. Intended uses include retail and office space for services
as well as visitor lodging and residential uses. A minimum floor
area ratio and amount of commercial uses will be established in the
Zoning Code.
Resort ( R) The Resort designation allows commercial mixed
uses including visitor lodging, amenities and services, and
workforce housing. Resort developments include recreation,
meeting spaces, and commercial services that support the
resort atmosphere. The base density is six ( 6) to a maximum
of eight ( 8) residential dwelling units per acre, and twelve
( 12) to a maximum of sixteen ( 16) hotel rooms per acre. This
designation is generally applied to large parcels capable of
providing a complete resort experience as found in the master
plan areas of Sierra Star, Snowcreek, and Juniper Ridge.
Institutional Public ( IP) This designation allows institutional
uses such as schools, hospitals, governmental offices and
facilities, museums, and related uses. Residential uses are not
permitted, with the exception of employee and student housing
that is accessory to the College. The maximum density for
accessory housing is four units per gross acre and subject to
the HDR- 1 development standards.
North Village Specific Plan ( NVSP) This designation is
intended to create a visitor- oriented entertainment retail and
lodging district anchored by a pedestrian plaza and a gondola
connection to Mammoth Mountain Ski Area. Uses include hotels
and similar visitor accommodations along with supporting
restaurants, retail, and services. Development projects will
provide a wide range of amenities and services that enhance
the visitor experience. Maximum overall density is 3,020 rooms
and 135,000 square feet of commercial. The specific allocation
of density, location of uses, and development standards are
contained in the Specific Plan.
Industrial ( I) This designation allows a limited variety of light
manufacturing and service uses that can be contained within
wholly enclosed structures. Examples include heavy equipment
storage and maintenance, batch plants, automobile repair and
service, and similar uses conforming to design, screening, noise
and other standards.
Airport ( A) This designation allows aviation, fueling, and
fixed- base operator services at the Mammoth Yosemite Airport.
Supporting transient lodging, retail uses, and a recreational
vehicle park may be permitted. The Airport designation is
designated for 250 visitor lodging units and approximately
50,000 square feet of commercial development. This designation
is not identified in Figure 5 because it is not located within the
area shown.
Open Space ( OS) The Open Space designation is established to
protect the community’s public and private open space resources.
It is intended to preserve existing parks and encourage future
parks, maximize recreation opportunities, preserve open space,
and protect sensitive environmental resources. Facilities that
support the environmental and recreational objectives of the
community are permitted. The OS designation may apply to
environmentally sensitive areas such as wetlands, floodplains,
and streams. This designation allows parks, athletic fields, golf
courses, community gathering spaces and supporting facilities.
The OS designation also applies to the Bell Shaped Parcel and
patented mining claims located in the Sherwin Range.
National Forest ( NF) This designation is applied to lands
administered by the Inyo National Forest that are outside the
adopted Urban Growth Boundary. National Forest Land is not
subject to the land use jurisdiction of the Town of Mammoth
Lakes; however, building codes and other specific Town
regulations apply on National Forest land within the Town’s
municipal boundary.
36
Other State Requirements
Affordable Housing To promote affordable housing and to
ensure consistency with California Government Code Section
65915, density bonus ( applied to the residential component of
a project) is available for projects exceeding on- site affordable
housing requirements. Bonus density would vary depending on
the amount and kind of affordable housing provided, with the
maximum density bonus being 35 percent.
Build- out
Determining a reasonable build- out forecast for the 20- year
planning period of the General Plan is challenging. Although
many different approaches can be used to make projections,
any forecast must acknowledge that because of changing
demographics, market and economic conditions, numbers will
be constantly changing.
The build- out population for the General Plan was established
by preparing a recreational trend forecast, a demographic and
economic trend forecast and a land use capacity analysis. The
recreation trend forecast looked at recreational visitor trends
that support factors for growth using a ratio of visitation to
project a future population. The demographic and economic
trend forecast, based on the University of California at Santa
Barbara ( UCSB) Economic Forecast Project, did the same
relative to economic and population trends. The land use
capacity analysis assessed the number of units and population
that could be developed through certain land use designations
and development assumptions.
The assumptions of the three models support the projection
that the total number of residents, visitors and workers on
a winter weekend will grow to between 45,000 to 52,000 by
the year 2025. Based on these analyses, the General Plan
establishes a policy of a total peak population of residents,
visitors and employees at 52,000 people. Ultimately, these land
use designations could result in a build- out population over
52,000 but less than 60,000 if all land were built to capacity.
The following paragraphs describe how build- out will be limited
to 52,000 people.
Maintaining build- out population will be achieved through
implementation of the General Plan goals and policies.
First: district planning will be conducted to establish project
context, program and characteristics. Second: project-related
impacts will be evaluated and mitigated to maintain
acceptable Levels of Service and population policies through
the California Environmental Quality Act ( CEQA) or other
analysis. Third: project- related market, economic and fiscal
impacts will be evaluated as needed. Next, the functional
and aesthetic qualities of site and architectural design will be
evaluated through the discretionary review process. Because of
superseding development regulations, site conditions, design
review and market conditions, not all sites will be able to meet
these standards at maximum density and overall density will
be reduced.
Designation of a site for a certain use does not necessarily
mean that the site will be developed with the designated use
and density within the horizon of the General Plan. Similarly,
sites that are not anticipated to be developed may actually be
used. For the purposes of calculating land use capacity, the
following assumptions are used:
• Population is described as People at One Time ( PAOT)
and includes residents and visitors. PAOT is used as a
measurement because of the large visitor population in the
town of Mammoth Lakes at any given time
• Peak population is described for approximately the seventh
busiest winter day, which is the Town’s typical winter
Saturday
• Development on individual parcels will be controlled by
lot coverage limits, building height restrictions, floor area
ratio limits, and implementation of community benefit and
performance standards and policies in the various master
and specific plans
• The capacity of the ski area will remain constant over the
next twenty years
• The number of people engaged in activities other than skiing
will increase as the town matures from 25% to between
35% and 45%
• Permanent population will grow at a rate of between 1.4%
and 2.4% per year
• Permanent resident units accommodate 2.4 people per unit
on average and all other units accommodate 4 people per
unit on an average winter Saturday ( These household size
and occupancy assumptions are based on past utilization
and are simply used to calculate potential build- out. They
do not constitute policy.)
• Most commercial development will take place in the Resort,
North Village, and Commercial 1 and 2 designations. The
total amount of commercial development at build- out is
anticipated to be 1,265,000 square feet
• Industrial development will be limited primarily to the
“ Industrial” designation; although, there will be a small
amount in other designations. The total amount of industrial
development at build- out is anticipated to be approximately
500,000 square feet
Town of Mammoth Lakes - General Plan 37
INTENT
This Element describes how the Town achieves a progressive
and integrated multi- modal transportation system, one that
serves the various needs of residents, employees and visitors.
Mammoth Lakes will be connected, accessible, uncongested and
safe with emphasis on feet first, public transportation second,
and car last ( Appendix D describes the Town’s circulation
system). Overall, mobility will be improved through measures
such as:
• Increasing and improving available transportation options
• Providing incentives to change travel mode, time or
destination
• Land use planning that reinforces feet first and improves
mobility
• Connecting sidewalks and trails to transit, parking facilities,
and parks year- round to provide a better experience
• Parking facilities that encourage people to walk, bike or use
transit
• Future streets located to create flexibility of movement
and provide multiple access routes to improve access for
emergency, delivery, service, public and private vehicles
• Traffic calming and control measures
• Upgrade the Mammoth Yosemite Airport terminal to allow
for regional air service.
Way- finding
M. 1. GOAL: Develop and implement a townwide
way- finding system.
Regional Transportation
M. 2. GOAL: Improve regional transportation system.
M. 2. A. Policy: Maintain and expand access to recreation
areas via coordinated system of shuttle and bus
services, scenic routes, trails and highways.
M. 2. B. Policy: Reduce highway traffic congestion
and address other planning issues through
collaboration with neighboring jurisdictions and
regional agencies.
M. 2. C. Policy: Work with Caltrans to coordinate
transportation systems during high traffic flow
events and weather emergencies. Adjustments
include traffic control officers, message signs
and temporary barriers.
M. 2. C. 1. Action: Review and update the Regional
Transportation Plan ( RTP). Maintain a
list of regionally significant streets and
roads for inclusion in the RTP.
M. 2. C. 2. Action: Avoid peak periods of congestion
by developing design standards for
traffic operation and scheduling.
M. 2. D. Policy: Support upgrading of State Route 14 and
State U. S. Highway 395.
M. 2. E. Policy: Support federal and state efforts to
mitigate impacts of truck traffic and freight
hauling on regional highways.
M. 2. F. Policy: Establish convenient and energy efficient
access to the Mammoth Yosemite Airport.
M. 2. F. 1. Action: Provide transit service, and
encourage lodging- provided and other
shuttle services, connecting the town
with the Mammoth Yosemite Airport.
Discourage rental cars at the Airport.
In- Town Transportation
M. 3. GOAL: Emphasize feet first, public transportation
second, and car last in planning the community
transportation system while still meeting Level of
Service standards.
M. 3. A. Policy: Maintain a Level of Service D or better
on the Peak Design Day at intersections along
arterial and collector roads.
M. 3. B. Policy: Reduce automobile trips by promoting
and facilitating:
• Walking
• Bicycling
• Local and regional transit
• Innovative parking management
• Gondolas and trams
• Employer- based trip reduction programs
• Alternate work schedules
• Telecommuting
• Ride- share programs
• Cross- country skiing and snowshoeing
38
MOBILITY
M. 3. C. Policy: Reduce automobile trips by promoting
land use and transportation strategies such
as: implementation of compact pedestrian-oriented
development; clustered and infill
development; mixed uses and neighborhood-serving
commercial mixed use centers.
M. 3. D. Policy: Encourage visitors to leave vehicles at
their lodging by developing pedestrian, bicycle,
transit and parking management strategies.
M. 3. E. Policy: Require development to implement
Transportation Demand Management ( TDM)
measures.
M. 3. E. 1. Action: Develop a TDM strategy
and implement through programs,
guidelines and the Municipal Code.
M. 3. F. Policy: Encourage the school district, ski resort
and other major public and private traffic
generators to develop and implement measures
to change travel behavior.
M. 3. G. Policy: Construction activities shall be planned,
scheduled and conducted to minimize the
severity and duration of traffic impediments.
M. 3. G. 1. Action: Town shall set standards for
non- conformance and for schedule
delays.
M. 3. H. Policy: Commercial developments shall not
allow delivery vehicles and unloading activity to
impede traffic flow through adequate delivery
facilities and/ or delivery management plans.
M. 3. H. 1. Action: Establish delivery area
standards to be met as part of the
planning approval process.
Walking and Bicycling
M. 4. GOAL: Encourage feet first by providing a linked
year- round recreational and commuter trail
system that is safe and comprehensive.
M. 4. A. Policy: Improve safety of sidewalks, trails and
streets.
M. 4. B. Policy: Provide a high quality pedestrian system
linked throughout the community with year-round
access.
M. 4. B. 1. Action: Develop and implement a
pedestrian improvement plan.
M. 4. C. Policy: Design streets, sidewalks and trails to
ensure public safety such as:
• adequate dimensions and separation
• glare- free lighting at intersections
• directional and informational signage
• trash receptacles
• benches
• shuttle shelters
• protected roadway crossings
• landscaping
• groomed community trails
• snow removed from sidewalks
M. 4. D. Policy: Provide safe travel for pedestrians to
schools and parks.
M. 4. D. 1. Action: Update trail, streetscape and
roadway design standards as well
as the Circulation, Trail System and
General Bikeway Plans to:
• Establish a system of bicycle routes and
pedestrian trails for recreation, commuting
and shopping that is comprehensive and
safe
• Develop a townwide maintenance,
grooming and/ or snow removal program for
sidewalks and trails to provide year- round
pedestrian access
• Design and construct streetscapes and
roadways to reduce long- term maintenance
costs in a harsh climate
M. 4. E. Policy: Development shall improve existing
conditions to meet Town standards.
M. 4. F. Policy: Improve pedestrian safety along State
Route 203 by working with Caltrans to incorporate
techniques such as sidewalks, roadways and/ or
shoulder modifications, highway grade changes
or rerouting, and pedestrian crossings.
Town of Mammoth Lakes - General Plan 39
Transit System
M. 5. GOAL: Provide a year- round local public transit
system that is convenient and efficient.
M. 5. A. Policy: Expand and increase reliability of transit
service to meet the needs of the community and
visitors.
M. 5. A. 1. Action: Develop a transit plan and
update regularly.
M. 5. B. Policy: Encourage transit use by requiring
development and facility improvements to
incorporate features such as shelters, safe
routes to transit stops, and year- round access.
M. 5. C. Policy: Increase availability of transit services
by working collaboratively with other agencies
and organizations.
M. 5. C. 1. Action: Explore development of a
transit system center and secondary
locations to provide:
a. Convenient transfer between different
modes of transport
b. An attractive place to wait for public transit
services
c. A centralized location for transit
information
M. 5. C. 2. Action: Prepare an annual report
assessing transit needs of residents,
workforce and visitors and evaluating
use of transit services.
Parking
M. 6. GOAL: Encourage alternative transportation and
improve pedestrian mobility by developing a
comprehensive parking management strategy.
M. 6. A. Policy: Develop efficient and flexible parking
strategies to reduce the amount of land devoted
to parking.
M. 6. B. Policy: Support development of strategically
located public parking facilities.
M. 6. B. 1. Action: Conduct thorough review of public
parking needs and develop comprehensive
parking strategy including:
• Off- site parking
• Shared parking
• In- lieu fees for parking
• Public parking facilities
• Parking equipment innovations
• Tandem parking
• On- street parking
M. 6. B. 2. Action: Update the Municipal Code to
implement the comprehensive parking
strategy.
M. 6. B. 3. Action: Revise the Municipal Code to
include bicycle parking and storage
standards.
Streets
M. 7. GOAL: Maintain and improve safe and efficient
movement of people, traffic, and goods in a
manner consistent with the feet first initiative.
M. 7. A. Policy: Install traffic control and safety
operational improvements at intersections on
arterial roads as required to meet the above
Levels of Service.
M. 7. B. Policy: Design and develop a functional hierarchy
of arterial, collector, and local streets and
rights- of- way including mid- block connectors.
M. 7. B. 1. Action: Update sidewalk, bikeway
and road design and development
standards.
M. 7. C. Policy: Improve substandard roadways to Town
standards.
M. 7. D. Policy: Monitor impact of development on local
and regional traffic conditions and roadway
network to plan for future improvements in the
network.
40
M. 7. D. 1. Action: Annually review and update the
Town’s Capital Improvement Program.
M. 7. D. 2. Action: Secure needed right- of- way
for future roadway improvements by
updating the Municipal Code and/
or Traffic Mitigation Fee program to
establish guidelines or requirements
for development.
M. 7. E. Policy: Require all development to construct
improvements and/ or pay traffic impact fees
to adequately mitigate identified impacts.
Mitigation of significant project- related impacts
may require improvements beyond those
addressed by the current Capital Improvement
Program and Town of Mammoth Lakes Air
Quality Management Plan and Particulate
Emissions Regulations.
M. 7. F. Policy: Plan new and/ or reroute existing streets
and circulation facilities where required by
new development or to achieve circulation
objectives.
M. 7. G. Policy: Identify and protect future public rights-of-
way and facilities in development.
M. 7. H. Policy: Development shall dedicate, design
and construct internal and adjacent streets,
sidewalks and trails to Town standards.
Traffic Calming
M. 8. GOAL: Enhance small town community character
through the design of the transportation system.
M. 8. A. Policy: Encourage traffic- calming techniques
that protect residential neighborhoods and
streets, enhance public safety, maintain small
town character and enhance resort design
objectives.
M. 8. A. 1. Action: Build and monitor roundabouts
as a means of traffic control at
intersections.
M. 8. A. 2. Action: Study smoothing and slowing
flow of traffic in commercial areas by
reducing through- traffic lanes and
converting the area into improved
turning lanes, landscaping, bicycle
lanes or one- way streets.
M. 8. B. Policy: Facilitate implementation of
traffic- calming techniques by encouraging
development of public- private partnerships and
pilot projects.
M. 8. C. Policy: Improve pedestrian traffic and roadway
circulation affected by snow storage by increasing
shoulder width and building sidewalks and trails
along State Route 203, Minaret Road, Meridian
Boulevard, and Old Mammoth Road.
Snow Management
M. 9. GOAL: Improve snow and ice management.
M. 9. A. Policy: Require snow management methods
that minimize environmental damage while
optimizing road and pedestrian safety.
M. 9. B. Policy: Increase year- round pedestrian access
to sidewalks and transit stops.
M. 9. C. Policy: Support development of geothermal and
solar heating opportunities for snow removal.
M. 9. C. 1. Action: Encourage development of a
townwide economic analysis and plan
to identify areas suitable for geothermal
and solar snow melt.
Town of Mammoth Lakes - General Plan 41
INTENT
More than three out of four Americans participate in active
outdoor recreation each year. Americans spend money, create
jobs and support local communities when they get outdoors.
Simple healthy outdoor activities such as skiing, snowboarding,
hiking, biking or camping generate enormous economic power
and a far- reaching ripple effect that touches many of the
nation’s major economic sectors.
Parks, open space and recreation create an attractive quality
of life and contribute to public health by encouraging physical
activity and an appreciation of nature. We emphasize a wide
variety of outdoor winter and summer activities as outlined in
the goals and policies of this Element. Parks, open space, and
recreational opportunities in Mammoth Lakes are critical to our
residents and to the success of our tourism- based economy.
Lands within the Urban Growth Boundary ( 4.5 square miles)
must be integrated into the surrounding public lands through
policies that promote a system of deeded and guaranteed
points of public access to public lands.
A Town Within a Park
P. 1. GOAL: Maintain parks and open space within
and adjacent to town for outdoor recreation and
contemplation.
P. 2. GOAL: Provide additional parks within town.
P. 2. A. Policy: Coordinate open space programs and
policies with the Inyo National Forest, City of Los
Angeles and Mono County.
P. 2. B. Policy: Require usable public recreation open
space in all master planned developments.
P. 2. B. 1. Action: Develop a comprehensive
and integrated year- round Parks and
Recreation Master Plan.
P. 2. B. 2. Action: Actively seek grant funds for
parks, open spaces and recreational
activities.
P. 2. B. 3. Action: Maintain a Master Facility
Plan and Development Impact Fee
schedule.
P. 2. C. Policy: Maximize parks and open space through
flexible form- based zoning, development
clustering and transfers of development rights
within individual districts.
P. 2. C. 1. Action: Establish zoning districts that
allow parks, recreation and ancillary
facilities.
P. 2. D. Policy: Increase understanding and appreciation
of the cultural, natural and historical resources
of the region and town through development of
programs, facilities and interpretive signage.
P. 2. E. Policy: Include interpretive signage in parks,
trails and public rights- of- way.
P. 2. E. 1. Action: Plan, design, and implement an
interpretive signage program.
Trail System
P. 3. GOAL: Create a Master Plan for an integrated trail
system that will maintain and enhance convenient
public access to public lands from town.
P. 3. A. Policy: Ensure public routes for access to public
lands are provided in all developments adjacent
to National Forest lands.
P. 3. B. Policy: Coordinate with multiple organizations,
agencies and jurisdictions to plan, steward,
interpret, promote and sustain trails, public
access and outdoor recreation amenities in the
Mammoth Lakes region.
P. 3. C. Policy: Identify and acquire points of public access
to public lands ( from within the Urban Growth
Boundary to surrounding public lands) through
cooperative arrangements including easements,
purchase or other means of title acquisition.
42
PARKS, OPEN SPACE, AND RECREATION
Recreational Opportunities
P. 4. GOAL: Provide and encourage a wide variety of
outdoor and indoor recreation readily accessible
to residents and visitors of all ages.
P. 4. A. Policy: Expand recreational opportunities by
proactively developing partnerships with public
agencies and private entities.
P. 4. B. Policy: Provide an affordable and wide range of
year- round recreational opportunities to foster
a healthy community for residents and visitors.
Activities include but are not limited to:
• downhill skiing & snowboarding • day & backcountry hiking
• cross- country skiing • walking
• back- country skiing & snowboarding • interpretive trails & signage
• snowshoeing • climbing
• sledding • touring
• dog sledding • street & mountain biking
• ice skating • camping
• snowmobiling • fishing
• sleigh rides • fall- color viewing
• tennis • birding
• swimming • health & fitness
• soccer • off- highway vehicles
• racquetball • equestrian activities
• snow play • BMX
• skateboarding
P. 4. C. Policy: Ensure balance of use, enjoyment and
separation where appropriate between motorized
and non- motorized modes of recreation.
P. 4. C. 1. Action: Specifically address use, needs
and operations of motorized and non-motorized
recreation users in a year-round
comprehensive recreation plan.
Connected Throughout
P. 5. GOAL: Link parks and open space with a well- designed
year- round network of public corridors and trails
within and surrounding Mammoth Lakes.
P. 5. A. Policy: Create open space corridors by combining
open space on neighboring properties.
P. 5. B. Policy: Design and construct trails as components
of a regional and local network for recreation and
commuting.
P. 5. C. Policy: Require development to incorporate linked
public trail corridors identified in the Mammoth
Lakes Trail System Plan into overall project site
plan.
P. 5. C. 1. Action: Prepare an expanded Master
Plan to link trails, parks and open
space.
P. 5. D. Policy: Design public and private streets not only
as connections to different neighborhood districts
but also as an essential element of the open
space system. Include parks and plazas, tree-lined
open spaces and continuous recreational
paths in design.
P. 5. E. Policy: Design parks and open space to be
accessible and usable except when set aside for
preservation of natural resources, health and
safety.
P. 5. F. Policy: Ensure provision of parkland dedications
or payment of in- lieu fees through project
approvals or development impact fees.
P. 5. G. Policy: Identify, zone and procure land for new
and expanded parklands including:
• pocket parks
• natural pockets of forest
• community gardens
• greenbelts
• streamside parks
• street way linear parks
• active parks
• open space
• snow play
• festival and special events areas
• passive parks
P. 5. H. Policy: Dedicated parkland suitable for active
recreation uses shall have a maximum slope of
10%, be accessible to the community, and be
free of significant constraints.
Town of Mammoth Lakes - General Plan 43
INTENT
This Element establishes and emphasizes our stewardship
of the community’s natural resources. As stewards, we will
wisely manage those resources and be responsible to future
generations for their condition. The condition in which we leave
our resources will be our legacy.
Mammoth Lakes will be a community where sustainability
is emphasized through green building design strategies and
energy efficiency. We will be environmentally responsible and
economically sustainable. Mammoth Lakes is valued for its
majestic setting, the forest and trees, the smell of the pines,
wildlife, clean air and water. The goals and policies of this
Element address the community of Mammoth Lakes being a
leader in managing and conserving these resources.
Habitat Resources
R. 1. GOAL: Be stewards of habitat, wildlife, fisheries,
forests and vegetation resources of significant
biological, ecological, aesthetic and recreational
value.
R. 1. A. Policy: Be stewards of important wildlife and
biological habitats within the Town’s municipal
boundary.
R. 1. A. 1. Action: Prepare species, habitat and
natural community preservation and
conservation strategies.
R. 1. A. 2. Action: Maintain an inventory of all
Special Status Wildlife Species and
Special Status Plants and Plant
Communities within the Planning Area.
R. 1. B. Policy: Development shall be stewards of Special
Status plant and animal species and natural
communities and habitats.
R. 1. B. 1. Action: Plan development to minimize
removal of native vegetation and trees
and destruction of wildlife habitat.
R. 1. B. 2. Action: Reflect the high value the
community places on existing mature
trees by updating the formula to
calculate value in the tree replacement
ordinance.
R. 1. C. Policy: Prior to development, projects shall
identify and mitigate potential impacts to site-specific
sensitive habitats, including special
status plant, animal species and mature trees.
R. 1. D. Policy: Be stewards of primary wildlife habitats
through public and/ or private management
programs. For example, construction of active
and passive recreation and development areas
away from the habitat.
R. 1. E. Policy: Support fishery management activities.
R. 1. F. Policy: Support education, interpretive programs
and facilities offered by the Department of Fish
and Game, Mono County Fisheries Commission,
and other appropriate entities.
R. 1. G. Policy: Support efforts to regulate in- stream
flows and lake levels to maintain fishery and
other wildlife habitat.
R. 1. H. Policy: Work with MCWD to ensure that
groundwater is not over- drafted and does
not cause negative environmental impacts to
resources such as surface water, springs and
native vegetation.
R. 1. I. Policy: Encourage the management of forest
resources in and adjacent to the town to ensure
forest health, minimize insect and pathogen
outbreaks and reduce fuel loading.
R. 1. J. Policy: Live safely with wildlife within our
community.
R. 1. J. 1. Action: Require that development be
wildlife friendly by minimizing possible
denning sites and minimizing exterior
lighting.
44
RESOURCE MANAGEMENT AND CONSERVATION
Healthy Ecosystem
R. 2. GOAL: Maintain a healthy regional natural ecosystem
and provide stewardship for wetlands, wet meadows
and riparian areas from development- related
impacts.
R. 2. A. Policy: Trash enclosures, receptacles and food
storage areas shall be animal resistant.
R. 2. B. Policy: Be stewards of forested areas, wetlands,
streams, significant slopes and rock outcroppings.
Allow stands of trees to continue to penetrate
the community to retain the mountain character
of Mammoth Lakes. Minimize tree removal for
development to the greatest extent possible.
R. 2. C. Policy: Avoid wetland disturbance to greatest
extent possible by requiring all feasible project
modifications.
R. 2. C. 1. Action: Monitor status of wetlands and
stream corridors to ensure healthy
habitats.
R. 2. D. Policy: Mapped intermittent streams should not be
placed in culverts.
R. 2. E. Policy: Require open space in the following areas:
• Lands with slopes in excess of 20- 25 percent
• Wetland areas
• Stream corridors
• Scenic corridors
Mammoth Creek
R. 3. GOAL: Preserve and enhance the exceptional natural,
scenic and recreational value of Mammoth Creek.
R. 3. A. Policy: Prohibit development in the vicinity of
Mammoth Creek that does not maintain minimum
established setbacks and protect stream- bank
vegetation.
R. 3. B. Policy: Manage all properties held by the Town
of Mammoth Lakes along the Mammoth Creek
corridor for open space, habitat preservation and
passive recreation.
R. 3. C. Policy: Restore degraded areas within and adjacent
to Mammoth Creek, in association with contiguous
development projects or as off- site mitigation.
R. 3. D. Policy: Improve public access to Mammoth Creek
through discretionary project review and other
available means.
Water Resources
R. 4. GOAL: Conserve and enhance the quality and
quantity of Mammoth Lakes’ water resources.
R. 4. A. Policy: The Town shall work with MCWD to ensure
that land use approvals are phased so that the
development of necessary water supply sources is
established prior to development approvals.
R. 4. B. Policy: Support and encourage water conservation
and recycled water use within private and public
developments.
R. 4. C. Policy: Require drought- tolerant landscaping
and water- efficient irrigation practices for all
development and Town- maintained landscaped
areas, parks and park improvement projects.
Development design, including parks, may include
limited turf as appropriate to the intended use.
R. 4. C. 1. Action: Establish water conservation
programs including drought- tolerant
landscaping and efficient building design
requirements by working collaboratively
with Lahontan Regional Water Quality
Control Board, Mammoth Community
Water District and other interested
stakeholders.
R. 4. D. Policy: Require development to use native and
compatible non- native plants, especially drought-resistant
species, to greatest extent possible when
fulfilling landscaping requirements.
R. 4. E. Policy: Limit use of turf over root zones of native
trees to avoid or minimize adverse impacts of
excessive water to native trees.
R. 4. E. 1. Action: Review and update the Suggested
Plant List in the Town of Mammoth Lakes
Design Guidelines.
Town of Mammoth Lakes - General Plan 45
Erosion and Sedimentation
R. 5. GOAL: Minimize erosion and sedimentation.
R. 5. A. Policy: Wisely manage natural and historic drainage
patterns.
R. 5. A. 1. Action: Identify and map existing and
historic drainage patterns.
R. 5. A. 2. Action: Maintain a Drainage Master Plan.
R. 5. B. Policy: Require parking lot storm drainage systems
to include facilities to separate oils and silt from
storm water where practical and when warranted
by the size of the project.
R. 5. C. Policy: Prevent erosion, siltation, and flooding by
requiring use of Best Management Practices ( BMPs)
during and after construction.
Energy Resources
R. 6. GOAL: Optimize efficient use of energy.
R. 6. A. Policy: Reduce energy demand by promoting
energy efficiency in all sectors of the community.
R. 6. B. Policy: Encourage and support reduction of energy
demand in existing buildings.
R. 6. B. 1. Action: Educate community on cost
savings possible with energy conservation
strategies.
R. 6. B. 2. Action: Facilitate energy audits.
R. 6. B. 3. Action: Develop incentives for
improvements in energy efficiency.
R. 6. C. Policy: Encourage energy efficiency in new building
and retrofit construction, as well as resource
conservation and use of recycled materials.
R. 6. C. 1. Action: Develop incentives for
improvements in building energy
efficiency and resource conservation.
R. 6. D. Policy: Reduce the use of fossil fuels and energy
consumption of Town fleet through innovative
measures.
Green Technology
R. 7. GOAL: Be a leader in use of green building
technology.
R. 7. A Policy: Use green building practices to greatest
extent possible in all construction projects.
R. 7. A. 1. Action: Educate community about green
building construction techniques.
R. 7. A. 2. Action: Encourage site design that uses
green building techniques.
R. 7. A. 3. Action: Establish incentives for green
building practices and LEED ( Leadership
in Energy and Environmental Design)
certified buildings.
R. 7. B. Policy: Encourage development of housing close
to work, commercial services, recreation areas
and transit routes to reduce fuel consumption.
Energy Conservation
R. 8. GOAL: Increase use of renewable energy resources
and encourage conservation of existing sources of
energy.
R. 8. A. Policy: Educate community, both residents and
visitors, on economic and environmental benefits
of energy efficiency, use of renewable resources
and potential cost savings with energy efficient
retrofits and remodels.
R. 8. B. Policy: Educate building industry professionals
on value of energy efficient building construction
and use of renewable resource heating and power
systems both in new and retrofit construction.
R. 8. C. Policy: Research and facilitate cost- benefit
analysis for energy and resource conservation
in new and existing building systems.
R. 8. D. Policy: Encourage use of renewable fuels such as
biodiesel.
R. 8. D. 1. Action: Establish a regulatory
framework and incentives to facilitate
use of renewable fuels.
46
R. 8. E. Policy: Support development of a geothermal
heating district for the town including seeking
grant- funding sources for geothermal heating
projects.
R. 8. E. 1. Action: Establish regulatory framework
to encourage and facilitate use of
geothermal heating.
R. 8. F. Policy: Encourage building design and orientation
for passive solar heating.
R. 8. F. 1. Action: Develop and implement
standards that enable and encourage
the application of passive solar in
new and existing public and private
development.
R. 8. G. Policy: Encourage use of decentralized solar
electric power production systems.
R. 8. G. 1. Action: Implement standards that
encourage and facilitate application of
active solar in new and existing public
and private development.
Solid Waste
R. 9. GOAL: Reduce volume of solid waste.
R. 9. A. Policy: Support programs to recycle materials
such as paper, cardboard, glass, metal, plastics,
motor oil; and programs to compost or chip
for mulch tree cuttings, brush, and other
vegetation.
R. 9. A. 1. Action: Develop programs to maximize
recycling of waste products generated
by the community to prolong useful life
of the landfill.
R. 9. A. 2. Action: Require effective and efficient
recycling programs throughout the
community.
R. 9. A. 3. Action: Provide recycling containers
throughout the community.
Air Quality
R. 10. GOAL: Protect health of community residents by
assuring that the town of Mammoth Lakes remains
in compliance with or improves compliance with
air quality standards.
R. 10. A. Policy: Support regional air quality improvement
efforts.
R. 10. B. Policy: Promote land use patterns that reduce
number and length of motor vehicle trips,
including:
• development of in- town workforce housing
• residential and mixed use development
adjacent to commercial centers
• mountain portals and transit corridors
• provision of a mix of support services in
employment areas
R. 10. C. Policy: Support strategies for development that
reduce projected total vehicle miles traveled
including, but are not limited to:
• circulation system improvements
• mass transit facilities
• private shuttles
• design and location of facilities to encourage
pedestrian circulation
R. 10. D. Policy: Mitigate impacts on air quality resulting
from development through design, participation
in Town air pollution reduction programs, and/
or other measures that address compliance
with adopted air quality standards.
R. 10. E. Policy: The Town of Mammoth Lakes will strive
to attain and maintain the National Ambient Air
Quality Standard ( NAAQS) for PM- 10.
R. 10. E. 1. Action: The Town will continue to
support monitoring activities of the
Great Basin Air Pollution Control
District.

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TOWN COUNCIL
Skip Harvey, Mayor
Wendy Sugimura, Mayor Pro Tem
John Eastman, Councilmember
Neil McCarroll, Councilmember
Kirk Stapp, Councilmember
PLANNING COMMISSION
Roy Saari, Chair
Elizabeth Tenney, Vice- Chair
Jo Bacon, Commissioner
Tony Barrett, Commissioner
Rhonda Duggan, Commissioner
TOURISM AND RECREATION COMMISSION
Bill Sauser, Chair
Tony Colasardo, Vice- Chair ( Parks and Recreation)
Teri Stehlik, Vice- Chair ( Tourism)
Dieter Fiebiger, Commissioner
Ruth Harrell, Commissioner
Jefferson Lanz, Commissioner
Shields Richardson, Commissioner
PUBLIC ARTS COMMISSION
Paul Jurewitz, Chair
Noelle Deinken, Vice- Chair
Michael Bornfeld, Commissioner
Cathleen Calderon, Commissioner
Warren Harrell, Commissioner
AIRPORT COMMISSION
Pam Murphy, Chair
Deb Pierrel, Vice- Chair
Gordon Alper, Commissioner
Kelley George, Commissioner
Thom Heller, Commissioner
Rick Jali, Commissioner
John Walter, Commissioner
TOWN ADMINISTRATION
Robert F. Clark, Town Manager
Karen Johnston, Assistant Town Manager
Michael Grossblatt, Assistant to the Town Manager/
Personnel Director/ Risk Manager
Anita Hatter, Town Clerk
Raymond Jarvis, Public Works Director
Brad Koehn, Finance Director
Bill Manning, Airport and Transportation Director
Randy Schienle, Chief of Police
Danna Stroud, Tourism and Recreation Director
Peter Tracy, Town Attorney
Mark Wardlaw, Community Development Director
GENERAL PLAN UPDATE STAFF
Mark Wardlaw, Community Development Director
William Taylor, Deputy Community Development Director
Sandra Moberly, Senior Planner
Jen Daugherty, Assistant Planner
Pam Kobylarz, Assistant Planner
Tina Bohannan, Administrative Coordinator
Danna Stroud, Tourism and Recreation Director
Peter Bernasconi, Senior Associate Civil Engineer
Photography courtesy of Mammoth Mountain Ski Area / Peatross
and Andy Thies Photography
PAGE
INTRODUCTION.................................................................... 7
Community Vision.......................................................... 7
Planning a Successful Community.................................... 8
Components of the General Plan...................................... 8
Community Goals for each Element.................................. 9
ECONOMY........................................................................... 12
Sustainable Economy.................................................... 12
Economic Development................................................ 12
Air Service.................................................................. 12
Marketing, Promotion, and Special Events....................... 13
Sustainable Tourism..................................................... 13
Diversify Economy....................................................... 13
Business and Employment............................................ 13
Education................................................................... 13
ARTS, CULTURE, HERITAGE & NATURAL HISTORY.............. 14
Unique Natural History.................................................. 14
Rich Community Culture............................................... 14
Expressive of Community.............................................. 15
COMMUNITY DESIGN......................................................... 16
Community Character................................................... 16
Celebrate Public Spaces................................................ 16
Celebrate the Spectacular Natural Surroundings.............. 16
Careful Site Planning.................................................... 17
Distinctive Architecture................................................ 17
Comfortable Building Height, Mass, and Scale................. 17
Community Design and Streetscape............................... 17
Natural Environment.................................................... 20
Night Sky, Light Pollution, and Glare.............................. 21
Quiet Community......................................................... 21
NEIGHBORHOOD AND DISTRICT CHARACTER......................... 22
Community Character................................................... 24
Districts........................................................ 24
Main Street, Old Mammoth Road, and Shady Rest.... 24
Gateway........................................................... 25
North Village..................................................... 26
Sierra Star........................................................ 27
Snowcreek..................................................... 27
Mountain Portals.......................................................... 27
Eagle Lodge/ Mountain Portal ............................. 27
Canyon Lodge/ Mountain Portal............................. 27
Main Lodge/ Mountain Portal............................... 28
Village/ Mountain Portal....................................... 28
Special Study Areas..................................................... 29
4
PAGE
LAND USE................................................................... 30
Livability...................................................... 30
Housing........................................................ 31
Small Town Character........................................... 31
Accommodations and Community Amenities............ 32
Urban Growth Boundary........................................ 33
District Planning................................................... 33
Land Use Designations.......................................... 33
Other State Requirements...................................... 37
Build- out............................................................ 37
MOBILITY............................................................. 38
Way- finding........................................................ 38
Regional Transportation......................................... 38
In – Town Transportation....................................... 38
Walking and Bicycling........................................... 39
Transit System..................................................... 40
Parking.............................................................. 40
Streets............................................................... 40
Traffic Calming..................................................... 41
Snow Management............................................... 41
PARKS, OPEN SPACE AND RECREATION............................ 42
A Town Within a Park ........................................... 42
Trail System........................................................ 42
Recreational Opportunities.................................... 43
Connected Throughout.......................................... 43
RESOURCE MANAGEMENT AND CONSERVATION................... 44
Habitat Resources................................................ 44
Healthy Ecosystem............................................... 45
Mammoth Creek.................................................. 45
Water Resources.................................................. 45
Erosion and Sedimentation.................................... 46
Energy Resources................................................. 46
Green Technology................................................. 46
Energy Conservation............................................. 46
Solid Waste......................................................... 47
Air Quality........................................................... 47
PUBLIC HEALTH AND SAFETY..................................... 49
Public Health....................................................... 49
Public Safety....................................................... 49
Police Enforcement............................................... 49
Hazards............................................................. 50
Carbon Dioxide.................................................... 51
Mineral Resource Management............................... 51
Emergency Preparedness...................................... 51
Education........................................................... 52
Public Facilities and Services ................................. 52
LIST OF FIGURES
Figure
PAGE
1. Major View Corridors and Vistas............................. 18
2. Vistas and Landmarks........................................... 19
3. Neighborhood Character Map................................. 23
4. Planning, Municipal, and Urban Growth Boundary..... 34
5. Land Use Diagram................................................ 35
LIST OF TABLES
Table
1. General Plan Organization....................................... 9
APPENDICES
APPENDIX A: ACTION TABLE
APPENDIX B: TRANSECT DIAGRAM
APPENDIX C: PHYSICAL DEVELOPMENT CONCEPT
APPENDIX D: MOBILITY
APPENDIX E: USEFUL TERMS FOR UNDERSTANDING THE
GENERAL PLAN
Town of Mammoth Lakes - General Plan 5
6
The General Plan for Mammoth Lakes
This plan establishes standards, guidelines and priorities that define the community now and
for the future, a future where Mammoth Lakes is a premier, thriving, sustainable community.
The community takes seriously our responsibility as stewards of the environment, protectors of
residents’ quality of life, and caretakers of visitors’ quality of experience. The “ Community Vision”
for Mammoth Lakes embodies important values and principles that recognize the uniqueness of our
natural surroundings and our character as a village in the trees.
COMMUNITY VISION
Surrounded by uniquely spectacular scenery and diverse four- season recreational opportunities,
the community of Mammoth Lakes is committed to providing the very highest quality of life for our
residents and the highest quality of experience for our visitors.
To achieve this vision, Mammoth Lakes places a high value on:
1. Sustainability and continuity of our unique relationship with the natural environment.
As stewards, we support visitation and tourism as appropriate means to educate and share
our abundant resources. We are committed to the efficient use of energy and continuing
development of renewable resources.
2. Being a great place to live and work.
Our strong, diverse yet cohesive, small town community supports families and individuals
by providing a stable economy, high quality educational facilities and programs, a broad
range of community services and a participatory Town government.
3. Adequate and appropriate housing that residents and workers can afford.
4. Being a premier, year- round resort community based on diverse outdoor recreation, multi-day
events and an ambiance that attracts visitors.
5. Protecting the surrounding natural environment and supporting our small town atmosphere
by limiting the urbanized area.
6. Exceptional standards for design and development that complement and are appropriate to
the Eastern Sierra Nevada mountain setting and our sense of a “ village in the trees” with
small town charm.
7. Offering a variety of transportation options that emphasize connectivity, convenience and
alternatives to use of personal vehicles with a strong pedestrian emphasis.
“ Vision without execution is a hallucination” -- Albert Einstein
Town of Mammoth Lakes - General Plan 7
INTRODUCTION
Goal – A general statement that describes a desired future
condition in the broadest terms. A goal is generally not
quantifiable or time- dependent. Goals summarize how
conservation, development and future growth should occur
by identifying physical, economic and social outcomes that
the community wishes to achieve. Goals are expressed as
an end, not an action.
Policy – A specific statement that guides decision-making.
Policies should be clear and unambiguous.
Action - A procedure, program, or technique that
implements policies. Actions carry out goals and policies.
Actions are not cited for every goal or policy.
There are nine elements in the General Plan ( See Table 1).
Although the Housing, Noise, and Parks and Recreation Elements are
not being updated at this time and are not included in this General
Plan, some additional overlapping statements are included to maintain
consistency and aid in completing future updates to the General
Plan.
Planning a Successful Community
The values of the community also encompass making decisions that
benefit the community’s social, natural and economic capital – the
triple bottom line. Decisions that enhance all three aspects of
community capital provide the greatest benefit; decisions that
improve or conserve two forms of capital without diminishing the
third are also ideal. Decisions that only benefit one and decrease
the other two forms of capital are undesirable.
Protection of critical environmental areas, open space, sensitive
habitats and resources is critical to our community. Well- designed
and accessible open spaces are essential to the community because
they function to preserve and highlight individual neighborhoods’
characteristics and strengths. Recreational public access throughout
town and connecting to the surrounding forest is essential. As a place
that attracts cultural, artistic and wellness- minded residents and
visitors alike, providing a high quality visitor experience through a
variety of accommodations and recreation amenities is important.
Mammoth Lakes will be a well- planned cohesive community.
Exceptional quality in design will be achieved by identifying and
protecting distinct neighborhoods and districts. Resort nodes shall
be integrated into our community. Planning tools such as green
building design strategies, energy efficiency and principles of smart
growth will be used to encourage sustainable development that
meets current and future needs.
Residents and visitors are involved and respected. An open, participatory
and inclusive Town government is critical for accomplishing the goals,
policies and actions outlined in this General Plan.
Components of the General Plan
The General Plan is organized by elements. Each element is
introduced with an explanation of the intent of the goals, policies
and actions within that element. Elements are divided into sections
with each goal as a heading followed by the goal’s subsequent
policies and actions.
All elements and the goals within each element have equal weight
and are not listed in any particular order.
Element – Subject areas that are integral to the unique
identity of Mammoth Lakes. The community chose to
include optional elements in order to stress important
issues. The seven state- mandated elements are referenced
at the bottom of Table 1.
8
Table 1: General Plan Organization
Element
Required/ Optional
Elements
Examples of Topics
Covered
Economy Economic Development
Tourism & Recreation
Economic development
strategy, marketing
and promotion, special
events
Arts, Culture,
Heritage and Natural
History
Conservation
Public Arts
Performance activities,
cultural events,
art/ cultural/ historical
programs and outreach
Community Design Noise
Community Character
Development patterns,
streetscapes, natural
resources, noise, light
and glare
Neighborhood and
District Character
Land Use
Community Character
Characteristics of
districts and mountain
portals, special study
areas
Land Use Land Use Growth management,
housing, community
character
Mobility Circulation Traffic, street network,
parking, transit service,
air service, trail system
Parks, Open Space
and Recreation
Open Space,
Parks & Recreation
Park and recreation
facilities, public access
to public lands, trail
system
Resource
Management and
Conservation
Conservation
Open Space
Natural and scenic
resources, Mammoth
Creek, water and
air quality, energy
efficiency
Public Health and
Safety
Safety Development in
hazardous areas,
child care, police
enforcement, snow
hazards, flood, fire,
carbon dioxide,
emergency preparedness
The Appendices to the General Plan include the following:
Action Table ( Appendix A) The Action Table is a
comprehensive list of the General Plan action items
and includes the agencies and entities that will
coordinate the actions along with a timetable for
completion of the actions.
The Transect Diagram ( Appendix B) is a cross section
through the community that describes typical natural
and manmade context, pattern, and characteristics of
the geographic areas in the community. It provides
more information about the pattern and form of areas
complementing the Community Design, Neighborhood and
District Character, Land Use, and Mobility Elements.
Physical Development Concept ( Appendix C)
Describes ideas and likes and dislikes about community
character through text, diagrams and photographs.
Mobility ( Appendix D) Describes through text, diagrams
and illustrations, the components and network of the
circulation system.
Useful Terms for Understanding the General Plan
( Appendix E) Provides definitions to various words used
in the General Plan.
Community Goals for each Element
ECONOMY
E. 1. Be a premier destination community in order to achieve
a sustainable year- round economy.
E. 2. Achieve sustainable tourism by building on the area’s
natural beauty, recreational, cultural, and historic assets.
E. 3. Achieve a more diversified economy and employment
base consistent with community character.
Town of Mammoth Lakes - General Plan 9
* Note: California State Law requires every General Plan to include policies for seven elements: Land
Use, Circulation, Conservation, Housing, Noise, Open Space and Safety. The required elements are
referenced in the center column.
ARTS, CULTURE, HERITAGE AND NATURAL HISTORY
A. 1. Be stewards of Mammoth’s unique natural
environment.
A. 2. Be a vibrant cultural center by weaving arts and local
heritage and the area’s unique natural history into
everyday life.
A. 3. Encourage public art and cultural expression throughout
the community.
COMMUNITY DESIGN
C. 1. Improve and enhance the community’s unique character
by requiring a high standard of design in all development
in Mammoth Lakes.
C. 2. Design the man- made environment to complement, not
dominate, the natural environment.
C. 3. Ensure safe and attractive public spaces, including
sidewalks, trails, parks and streets.
C. 4. Be stewards of natural and scenic resources essential to
community image and character.
C. 5. Eliminate glare to improve public safety. Minimize light
pollution to preserve views of stars and the night sky.
C. 6. Enhance community character by minimizing noise.
NEIGHBORHOOD AND DISTRICT CHARACTER
This element expands on Land Use and Community Design goals.
LAND USE
L. 1. Be stewards of the community’s small town character and
charm, compact form, spectacular natural surroundings
and access to public lands by planning for and managing
growth.
L. 2. Substantially increase housing supply available to the
workforce.
L. 3. Enhance livability by designing neighborhoods and districts
for walking through the arrangement of land uses and
development intensities.
L. 4. Be the symbolic and physical heart of the Eastern Sierra:
the regional economic, administrative, commercial,
recreational, educational and cultural center.
L. 5. Provide an overall balance of uses, facilities and services
to further the town’s role as a destination resort
community.
L. 6. Maintain the Urban Growth Boundary to ensure a
compact urban form; protect natural and outdoor
recreational resources; prevent sprawl.
MOBILITY
M. 1. Develop and implement a townwide way- finding system.
M. 2. Improve regional transportation system.
M. 3. Emphasize feet first, public transportation second,
and car last in planning the community transportation
system while still meeting Level of Service standards.
M. 4. Encourage feet first by providing a linked year- round
recreational and commuter trail system that is safe and
comprehensive.
M. 5. Provide a year- round local public transit system that is
convenient and efficient.
M. 6. Encourage alternative transportation and improve
pedestrian mobility by developing a comprehensive
parking management strategy.
M. 7. Maintain and improve safe and efficient movement of
people, traffic, and goods in a manner consistent with
the feet first initiative.
M. 8. Enhance small town community character through the
design of the transportation system.
M. 9. Improve snow and ice management.
PARKS, OPEN SPACE, AND RECREATION
P. 1. Maintain parks and open space within and adjacent to
town for outdoor recreation and contemplation.
P. 2. Provide additional parks within town.
10
P. 3. Create a Master Plan for an integrated trail system that will
maintain and enhance convenient public access to public
lands from town.
P. 4. Provide and encourage a wide variety of outdoor and
indoor recreation readily accessible to residents and
visitors of all ages.
P. 5. Link parks and open space with a well- designed year-round
network of public corridors and trails within and
surrounding Mammoth Lakes.
RESOURCE MANAGEMENT AND CONSERVATION
R. 1. Be stewards of habitat, wildlife, fisheries, forests and
vegetation resources of significant biological, ecological,
aesthetic and recreational value.
R. 2. Maintain a healthy regional natural ecosystem and provide
stewardship for wetlands, wet meadows and riparian areas
from development- related impacts.
R. 3. Preserve and enhance the exceptional natural, scenic and
recreational value of Mammoth Creek.
R. 4. Conserve and enhance the quality and quantity of
Mammoth Lakes’ water resources.
R. 5. Minimize erosion and sedimentation.
R. 6. Optimize efficient use of energy.
R. 7. Be a leader in use of green building technology.
R. 8. Increase use of renewable energy resources and encourage
conservation of existing sources of energy.
R. 9. Reduce volume of solid waste.
R. 10. Protect health of community residents by assuring that the
town of Mammoth Lakes remains in compliance with or
improves compliance with air quality standards.
R. 11. Reduce greenhouse gas emissions.
Town of Mammoth Lakes - General Plan 11
PUBLIC HEALTH AND SAFETY
S. 1. Support high quality health care and child care for
Mammoth Lakes’ residents and visitors.
S. 2. Keep Mammoth Lakes a safe place to live, work and play.
S. 3. Minimize loss of life, injury, property damage, and natural
resource destruction from all public safety hazards.
S. 4. Maintain adequate emergency response capabilities.
S. 5. Support high quality educational services and life- long learning
resources within the community.
S. 6. Enhance quality of life by encouraging and supporting high
quality facilities and services.
INTENT
Mammoth Lakes’ economy is tourism- based. High altitude outdoor
activities are the major economic and employment generator in
the community, and the seasonal ebb and flow of visitors causes
economic and employment fluctuation. The challenge for Mammoth
Lakes is to increase visitor occupancy midweek and shoulder
seasons. The strategy is to provide air service, additional amenities
and attractive meeting facilities. Once in place, extensive marketing
efforts will be provided to achieve this economic goal. The community
goals to be realized are: sustainable full employment, better paying
full- time economic opportunities, and less weather dependent and
more predictable income stream. The core tenets of this Element
are increasing regional accessibility, creating more recreational and
leisure activities, and diversifying economic development to create a
more stable and sustainable economy.
Mammoth Lakes’ economic sustainability is dependent upon the
mountain resort, expanded employment opportunities, shoulder
season and midweek occupancy, air service and many other
components of the community. The Economy Element overlaps
with the other elements in the General Plan since the success of
Mammoth Lakes’ economy depends on the success of Mammoth
Lakes as a community. Development of domestic and international
markets, an improved transit system, increased events and
facilities, and an expanded and accessible system of parks, open
space, and trails are important for economic sustainability and
creating a livable community.
Sustainable Economy
E. 1. GOAL: Be a premier destination community in order to
achieve a sustainable year- round economy.
Economic Development
E. 1. A. Policy: Establish and implement a clear economic
strategy.
E. 1. A. 1. Action: Prepare an Economic Development
Strategy, identify economic development
priorities, implement programs, and target
investments.
E. 1. A. 2. Action: Prepare an economic analysis that
identifies opportunities to increase shoulder
and midweek visitation and to capture
greater local and visitor retail sales.
E. 1. A. 3. Action: Track economic indicators for changes
that may affect community land resources,
tax base including Transient Occupancy Tax
( TOT), and employment base.
E. 1. B. Policy: Encourage the development of community-based
organizations that support economic
development.
E. 1. C. Policy: Increase participation and coordination of local
agencies.
E. 1. D. Policy: Encourage restaurants, retail, entertainment,
lodging, and services.
Air Service
E. 1. E. Policy: Re- establish year- round scheduled air service
and continue charter air service at Mammoth Yosemite
Airport.
E. 1. F. Policy: Establish and maintain air service connecting
the Mammoth Lakes area with destination visitor
markets.
E. 1. F. 1. Action: Actively seek state and federal funding
for airport improvements.
E. 1. F. 2. Action: Upgrade the Mammoth Yosemite
Airport terminal to allow for regional air
service.
E. 1. F. 3. Action: Update the Airport Master Plan.
E. 1. G. Policy: Develop facilities that support commercial and
charter air carrier service.
E. 1. G. 1. Action: Work with the Federal Aviation
Administration ( FAA) to evaluate the
development of Mammoth Yosemite
Airport and provide commercial and
charter air service.
E. 1. G. 2. Action: Provide safe and cost- effective
services to general aviation.
12
ECONOMY
Marketing, Promotion and Special Events
E. 1. H. Policy: Develop and implement an aggressive
inbound and outbound marketing and sales promotion
campaign.
E. 1. I. Policy: Promote public/ private efforts to provide
ongoing customer service training for hospitality, retail
and resort employees.
E. 1. J. Policy: Promote special events year- round with
emphasis on producing multi- day events with particular
attention to midweek and shoulder seasons.
E. 1. J. 1. Action: Develop a year- round special events
program and venue plan.
E. 1. K. Policy: Encourage resort development and transient
accommodations to partner in cooperative marketing.
E. 1. L. Policy: Support diverse arts, cultural, and heritage
programming, facilities and development of public
venues for indoor and outdoor events.
Sustainable Tourism
E. 2. GOAL: Achieve sustainable tourism by building on the
area’s natural beauty, recreational, cultural, and
historic assets.
E. 2. A. Policy: Support a range of outdoor and indoor events,
facilities, and services that enhance the community’s
resort economy.
Diversify Economy
E. 3. GOAL: Achieve a more diversified economy and
employment base consistent with community
character.
E. 3. A. Policy: Encourage mix of uses in the Main Street, Old
Mammoth Road, and Shady Rest District and the North
Village District.
E. 3. B. Policy: Support inclusion of cultural and educational
institutions as components of mixed use
developments.
E. 3. C. Policy: Support development of major public and
private facilities that contribute to destination
resort visitation in Mammoth Lakes.
E. 3. D. Policy: Encourage adequate and appropriate
commercial services for residents and visitors.
Business and Employment
E. 3. E. Policy: Support establishment and expansion
of industries complementary to the community,
our environment and economy.
E. 3. F. Policy: Encourage a wider range of employment
opportunities within the community.
E. 3. G. Policy: Support establishment of knowledge-based
businesses.
E. 3. H. Policy: Encourage expansion of a progressive
telecommunication and internet communication
infrastructure in the community.
E. 3. I. Policy: Support creation of office space and live/
work spaces.
E. 3. J. Policy: Continue to attract a diversified labor force
through a mix of housing types and housing
affordability.
Education
E. 3. K. Policy: Support expansion of local higher
educational and continuing education institutions
to meet workforce training needs.
E. 3. L. Policy: Encourage institutions to develop
curriculum and training opportunities.
E. 3. L. 1. Action: Support advanced study
programs and high- level conferences.
Town of Mammoth Lakes - General Plan 13
INTENT
This Element establishes a framework to develop a rich
and diverse cultural experience that enhances daily life and
strengthens the economy. Arts, culture, heritage and natural
history are vital components of Mammoth Lakes’ character.
Mammoth Lakes has a unique culture and history and it is
important that arts, culture, heritage and natural history are
encouraged throughout the community.
Mammoth Lakes also attracts cultural, artistic and wellness-minded
residents and visitors. Through education, programmed
activities, special events, and entertainment opportunities,
the goals and policies of this Element will be met. As the
community and culture matures, so will the desire and need
for improved and expanded cultural and art activities, events,
and entertainment.
Unique Natural History
A. 1. GOAL: Be stewards of Mammoth’s unique natural
environment.
A. 1. A. Policy: As stewards of our natural environment
recognize that our natural history is the
framework for all other human activities whether
economic or aesthetic and so must be conserved
and protected for future generations.
A. 1. A. 1. Action: Encourage community and
visitor awareness of our natural
environment by supporting educational
and recreational programs focused on
the natural environment of the flora,
fauna and geology of the area.
A. 1. A. 2. Action: Support coordination with
natural history tours and programs
offered by other agencies and groups.
A. 1. A. 3. Action: Provide self guided natural
history tours with appropriate
interpretive signage in the parks of
Mammoth Lakes.
Rich Community Culture
A. 2. GOAL: Be a vibrant cultural center by weaving arts
and local heritage and the area’s unique natural
history into everyday life.
A. 2. A. Policy: Encourage and support a wide variety of
visual and performing arts, cultural amenities,
events and festivals, and forums for local arts
organizations.
A. 2. B. Policy: Support arts education in the community.
A. 2. B. 1. Action: Work with schools to integrate
arts, culture, and heritage education into
the core curriculum.
A. 2. B. 2. Action: Encourage continuing educational
and training opportunities for residents
and visitors.
A. 2. C. Policy: Encourage collaboration to access resources
among organizations within the arts community.
A. 2. C. 1. Action: Expand outreach and publicity by:
• Promoting locally produced art and local cultural
programs
• Publishing monthly calendars of local art and culture
• Distributing quarterly reports on arts in the
community
14
ARTS, CULTURE, HERITAGE AND NATURAL HISTORY
Expressive of Community
A. 3. GOAL: Encourage public art and cultural expression
throughout the community.
A. 3. A. Policy: Support continued development of the
historic Hayden Cabin museum site.
A. 3. B. Policy: Encourage development of arts, culture,
and heritage facilities and venues.
A. 3. B. 1. Action: Encourage artists’ residences
connected to galleries.
A. 3. B. 2. Action: Maintain a strategic public art,
cultural, and heritage plan.
A. 3. C. Policy: Support local history and heritage
education in the community.
A. 3. C. 1. Action: Support and promote programs
and events celebrating local history
and diversity.
A. 3. D. Policy: Be stewards of the cultural, historical and
archeological resources in and adjacent to town.
A. 3. E. Policy: Allow the adaptive use of historic
buildings.
A. 3. E. 1. Action: Develop and maintain a cultural
resources database of historic and
archaeological resources within the
Planning Area.
Town of Mammoth Lakes - General Plan 15
INTENT
The goals and policies in the Community Design Element
describe the relationship between people and the man- made
and natural environment. Our community is set within the
forest; trees and the natural landscape are prominent and
create a sense of scale and set a strong aesthetic. Topography,
vegetation, existing buildings and open spaces create the
structure and pattern of Mammoth Lakes.
The community will continue to be designed as comfortable,
convenient and safe. Workforce housing will emphasize
high quality design and livability and be incorporated into all
neighborhoods.
Mammoth Lakes will develop as a village in the trees.
Development will be planned to visually connect with the
natural surroundings by accentuating the existing Jeffrey
pine forest and manzanita/ sage scrub and meadows. Building
heights should be kept within the tree canopy. To maintain a
community of cohesive residential neighborhoods in a unique
mountain environment, natural beauty, critical environmental
areas and open space will be protected.
The community strongly supports the retention of major
landscape characteristics and unique natural features such as
large trees, Mammoth Mountain, Mammoth Rock, Crystal Crag,
the Bluffs, the Sherwin Range, Mammoth Knolls, and Mammoth
Crest. Public views of these features will be maintained and
enhanced. View areas are shown in Figures 1 and 2.
Community Character
C. 1. GOAL: Improve and enhance the community’s unique
character by requiring a high standard of design in all
development in Mammoth Lakes.
C. 2. GOAL: Design the man- made environment to
complement, not dominate, the natural environment.
Celebrate Public Spaces
C. 2. A. Policy: Create well- designed and significant public
spaces in resort/ commercial developments to
accommodate pedestrians and encourage social
interaction and community activity.
C. 2. B. Policy: Maximize opportunities for public spaces that
support community interaction, such as outdoor cafe
and restaurant patios, performance and arts spaces,
and child activity centers through public- private
partnerships.
C. 2. C. Policy: Encourage development of distinct districts,
each with an appropriate density and a strong center
of retail, services or amenities.
C. 2. D. Policy: Preserve and enhance special qualities of
districts through focused attention on land use,
community design and economic development.
C. 2. E. Policy: Ensure that each district center is an attractive
destination that is comfortable and inviting with
sunny streets, plazas and sidewalks.
C. 2. F. Policy: Improve visual appearance as well as pedestrian
access and activity by requiring infill development
patterns. Encourage rehabilitation and reorientation
of existing strip commercial development consistent
with neighborhood and district character.
C. 2. G. Policy: Ensure that development in commercial
areas provides for convenient pedestrian movement
between adjoining and adjacent properties.
C. 2. H. Policy: Support transit ridership and pedestrian
activity by emphasizing district parking, shared
parking, mixed use and other strategies to achieve
a more efficient use of land and facilities.
C. 2. H. 1. Action: Evaluate and revise zoning
regulations and guidelines to implement
these policies.
Celebrate the Spectacular Natural Surroundings
C. 2. I. Policy: Achieve highest quality development
that complements the natural surroundings by
developing and enforcing design standards and
guidelines.
C. 2. I. 1. Action: Review and revise sign and
design standards and guidelines.
C. 2. J. Policy: Be stewards in preserving public views of
surrounding mountains, ridgelines and knolls.
C. 2. J. 1 Action: Designate and establish development
standards for view corridors.
C. 2. K. Policy: On prominent ridgelines and bluffs,
substantial additions, modifications, renovation
and rehabilitation to existing development
shall incorporate measures to minimize visual
intrusion.
16
COMMUNITY DESIGN
Careful Site Planning
C. 2. L. Policy: Create a visually interesting and
aesthetically pleasing built environment by
requiring all development to incorporate the
highest quality of architecture and thoughtful
site design and planning.
C. 2. M. Policy: Enhance community character by ensuring
that all development, regardless of scale or
density, maximizes provision of all types of open
space, particularly scenic open space.
C. 2. N. Policy: Plan the siting and design of buildings to
preserve the maximum amount of open space,
trees and natural features to be consistent with
themes and district character.
C. 2. O. Policy: Site development adjustments may be
considered to preserve significant groups of trees
or individual specimens. Replanting with native
and compatible non- native trees to mitigate
necessary tree removal is required.
C. 2. O. 1. Action: Develop criteria on which these
adjustments might be considered.
C. 2. P. Policy: Require mid- block connectors through
long blocks as development and redevelopment
occurs.
C. 2. Q. Policy: Design development so that public spaces
contribute to an overall sense of security and lack
of vulnerability to crimes of opportunity.
C. 2. R. Policy: Plan parks for safety and compatibility
with adjacent uses through thoughtful design
including location of buildings, lighting, parking,
emergency access, public transit and pedestrian/
bicycle access.
C. 2. S. Policy: Ensure that pedestrian facilities have
adequate non- glare lighting, visible signage and
markings for pedestrian safety.
Distinctive Architecture
C. 2. T. Policy: Use natural, high quality building
materials to reflect Mammoth Lakes’ character
and mountain setting.
C. 2. U. Policy: Require unique, authentic and diverse
design that conveys innovation and creativity
and discourages architectural monotony.
Comfortable Building Height, Mass, and Scale
C. 2. V. Policy: Building height, massing and scale shall
complement neighboring land uses and preserve
views to the surrounding mountains.
C. 2. W. Policy: Maintain scenic public views and view
corridors ( shown in Figures 1 and 2) that visually
connect community to surroundings.
C. 2. X. Policy: Limit building height to the trees on
development sites where material tree coverage
exists and use top of forest canopy in general
area as height limit if no trees exist on site.
Community Design and Streetscape
C. 3. GOAL: Ensure safe and attractive public spaces,
including sidewalks, trails, parks and streets.
C. 3. A. Policy: Establish entry and district monumentation
standards as a means of reinforcing community
identity.
C. 3. A. 1. Action: Work with Planning Commission,
Tourism and Recreation Commission,
and the Public Arts Commission to
implement a gateway monumentation
plan.
C. 3. B. Policy: Require distinctive design features at
unique sites such as mountain portals, the
terminus of a public view and other important
public spaces and social gathering places.
C. 3. C. Policy: Maintain public rights- of- way for use
by the public. Full or partial street closures
by buildings, utilities, ramps or other facilities
may be allowed for public plazas, parks or open
space.
Town of Mammoth Lakes - General Plan 17
18
Figure 1
Town of Mammoth Lakes - General Plan 19
Figure 2
C. 3. D. Policy: Development shall provide pedestrian-oriented
facilities, outdoor seating, plazas,
weather protection, transit waiting areas and
other streetscape improvements.
C. 3. D. 1. Action: Prepare a streetscape design
plan and manual that includes:
• comprehensive design standards for all
road, trail, sidewalk and transit facilities
• lighting
• signage ( way- finding and interpretive)
• related infrastructure
• landscaping and street trees
C. 3. D. 2. Action: Prepare a townwide directional
signage and way- finding plan.
C. 3. E. Policy: Ensure that landscaping, signage, public
art, street enhancements and building design
result in a more hospitable and attractive
pedestrian environment. Require an even higher
level of design quality and detail in commercial
mixed use areas.
C. 3. F. Policy: Underground utilities within the community.
C. 3. F. 1. Action: Develop an undergrounding
plan for utilities.
Natural Environment
C. 4. GOAL: Be stewards of natural and scenic resources
essential to community image and character.
C. 4. A. Policy: Development shall be designed to provide
stewardship for significant features and natural
resources of the site.
C. 4. A. 1. Action: Develop criteria for evaluating
lot line adjustments and subdivisions that
will protect and preserve environmental
resources.
C. 4. A. 2. Action: Maintain conservation overlays
such as the Mammoth Creek Open
Space Stream Corridor, Bluffs Special
Conservation Planning Area and
additional considerations for structures
built at or above 8,250 feet elevation.
C. 4. B. Policy: To retain the forested character of the
town, require use of native and compatible plant
species in public and private developments and
aggressive replanting with native trees.
C. 4. B. 1. Action: Maintain a comprehensive
landscape plant list of permitted native
and compatible species and varieties.
C. 4. C. Policy: Retain overall image of a community
in a forest by ensuring that native trees are
protected wherever possible and remain an
important component of the community.
C. 4. D. Policy: Retain the forested character of the town
by requiring development to pursue aggressive
replanting with native trees and other compatible
species.
C. 4. E. Policy: Limited tree thinning, and upper- story
limbing may be permitted where needed to
maintain public safety and the health of the
forest but not for the enhancement of views.
C. 4. E. 1. Action: Adopt tree preservation and
restoration standards.
20
Town of Mammoth Lakes - General Plan 21
Night Sky, Light Pollution, and Glare
C. 5. GOAL: Eliminate glare to improve public safety.
Minimize light pollution to preserve views of stars
and the night sky.
C. 5. A. Policy: Require outdoor light fixtures to be shielded
and down- directed so as to minimize glare and light
trespass.
C. 5. B. Policy: Enforce removal, replacement or retrofit of
non- shielded or non- down- directed light fixtures
that contribute to glare and light pollution.
C. 5. C. Policy: Improve pedestrian safety by eliminating
glare for motorists through use of non- glare
roadway lighting. A light fixture’s source of
illumination shall not be readily visible at a distance.
Number of fixtures used shall be adequate to evenly
illuminate for pedestrian safety.
C. 5. C. 1. Action: Identify sources of glare and light
pollution in the town of Mammoth Lakes,
and implement a program to work with
property owners to retrofit, redirect,
remove, or replace out- of- compliance
fixtures.
C. 5. C. 2. Action: Develop community partnerships
for educational outreach programs to
increase conformance with outdoor lighting
requirements.
C. 5. C. 3. Action: Install new roadway lighting, and
replace existing lighting with fixtures that
eliminate glare without compromising
safety.
Quiet Community1
C. 6. GOAL: Enhance community character by minimizing
noise.
C. 6. A. Policy: Minimize community exposure to noise
by ensuring compatible land uses around noise
sources.
1. For a full discussion of noise impacts and detailed technical information, please
refer to the existing Noise Element.
C. 6. B. Policy: Allow development only if consistent with
the Noise Element and the policies of this Element.
Measure noise use for establishing compatibility in
dBA CNEL and based on worst- case noise levels,
either existing or future, with future noise levels
to be predicted based on projected 2025 levels.
C. 6. C. Policy: Development of noise- sensitive land uses
shall not be permitted in areas where the noise
level from existing stationary noise sources exceeds
the noise level standards described in the Noise
Element.
C. 6. D. Policy: Require development to mitigate exterior
noise to “ normally acceptable” levels in outdoor
areas.
C. 6. D. 1. Action: Assess existing sources of
outdoor noise and develop criteria and
standards for outdoor noise.
C. 6. E. Policy: Address noise issues through the planning
and permitting process.
C. 6. F. Policy: Require mitigation of all significant noise
impacts as a condition of project approval.
C. 6. G. Policy: Require preparation of a noise analysis
or acoustical study, which is to include
recommendations for mitigation, for all proposed
projects that may result in potentially significant
noise impacts.
C. 6. G. 1. Action: Adopt significance thresholds
to be used to assess noise impacts
for projects reviewed under the CEQA
process, and develop a list of acceptable
mitigations that might be applied to
mitigate noise impacts to acceptable
levels, including specific guidelines for
their implementation.
C. 6. G. 2. Action: Adopt criteria and location
maps that specify the locations and
circumstances under which a noise
analysis or acoustical study will need
to be prepared for a proposed project.
Develop guidelines for conducting such
studies.
22
NEIGHBORHOOD AND DISTRICT CHARACTER
INTENT
To enhance the unique character of Mammoth Lakes, development
of individual sites and districts must be carefully planned.
Mammoth Lakes may be comprised of approximately twelve
districts and four mountain portals which will be further defined
as district plans are created. District boundaries are based on the
1987 General Plan Planning Districts and are defined by existing
development, patterns of vegetation, topographic features,
circulation patterns, and the pattern and relationships of land
uses. Master planning of these specific districts provides a basis
for future land use decisions incorporating the goals, policies and
actions in the Land Use and Community Design Elements as well
as the Neighborhood and District Character Element.
Districts
1. Main Street, Old Mammoth Road, and Shady Rest
2. Gateway
3. North Village
4. Sierra Star
5. Snowcreek
6. Juniper Ridge
7. Meridian
8. Knolls
9. Mammoth Slopes
10. Old Mammoth
11. Sierra Valley
12. Majestic Pines
Mountain Portals
• Eagle Lodge
• Canyon Lodge
• Main Lodge
• Village
Districts are a distinctive and important part of the town and
add a different complementary element to the community. The
community’s overall mix and composition of land uses, housing,
employment, lodging and amenities should be considered in the
planning of each district. While each district should be unique,
all districts should provide a sense of place regarding structure,
function and a district center.
Town of Mammoth Lakes - General Plan 23
Figure 3
should be walkable year- round, vibrant, colorful, and accessible.
Uses should be mixed to allow offices, residential housing and
visitor accommodations above ground floor retail.
Buildings should have distinctive mountain architecture and
varied roof forms with accentuating physical landmarks at
intersections, street corners and other appropriate locations.
The streetscape should be safe and designed for the pedestrian
with the inclusion of street furniture, trees, flowers and planters,
interesting sidewalk surfaces and public art.
New development should improve connectivity and circulation
with bike and pedestrian paths, sidewalks and roads.
General characteristics:
1. Maintain views of the Sherwin Range, the Knolls and
Mammoth Mountain from public spaces
2. Landscaping reinforces Eastern Sierra native pine, fir,
aspen, ground cover and wildflowers
3. Landscaping establishes scale and street edge
4. Pedestrian- oriented sidewalk/ boardwalk with public
art, centrally located parks, plazas, courtyards and
pedestrian links that create a sense of exploration
5. Walk- to neighborhood or community parks in all
districts
6. Mid- block pedestrian access
7. Occasional small plazas and courts visible from the
public way that can be used as public event venues
8. Active day and evening and through all four seasons
9. Retail and services in storefront setting, located next
to the sidewalk
10. District animation with retail oriented to the street
11. Higher lot coverage may be acceptable with pockets
of effective landscaping and open space
12. Encourage transit- oriented development
13. Strip mall development pattern shifted to a pattern of
commercial in front and parking in back
14. Convenient structured parking and small- scale surface
parking
15. Shared and pooled parking
16. Alley and side street access for deliveries, service
and emergency access and pedestrian connections
appropriate to district character
Main Street characteristics:
1. Grand boulevard, most significant entry and exit for
the town
2. Primary intersections ( Old Mammoth Road, Manzanita
Road, Minaret Road) create visual book- ends to
neighborhoods
3. Multiple safe pedestrian crossings from north to south
side of Main Street
24
Community Character
Protection of the character and quality of life of stable residential
neighborhoods is paramount. This section summarizes the
desired characteristics and roles of the five distinct districts and
four mountain portals where the greatest amount of change is
expected to occur. These districts and mountain portals are:
1. Main Street, Old Mammoth Road, and Shady Rest
2. Gateway
3. North Village
4. Sierra Star
5. Snowcreek
6. Eagle Lodge / Mountain Portal
7. Canyon Lodge / Mountain Portal
8. Main Lodge / Mountain Portal
9. Village / Mountain Portal
For the successful and sustainable development of the community,
each district should provide different recreation and leisure
opportunities, uses, facilities and activities. Each district should
add to and complement the community’s overall resort offerings
and be programmed to serve the community as well as increase
midweek and shoulder season visitation. Program opportunities
include but are not limited to:
• Convention and conference facilities
• Performance and cinema theaters
• Anchor retail and entertainment uses
• An indoor four seasons field house, skating rink, and swimming
facility
• Expanded golf and tennis facilities
• In- town state- of- the- art Nordic Ski center facility
• Improved equestrian facilities
• Open space
• Plazas and special events areas
• Arts, culture and heritage facilities
• Public parking facilities
• Market rate workforce housing
• Child and infant care facilities
• Parks and passive recreational space
• Snow play areas
Districts
1. Main Street, Old Mammoth Road, and Shady Rest
The Main Street, Old Mammoth Road, and Shady Rest areas
should invite pedestrian activity and provide gathering places and
opportunities for interaction in a vibrant mix of retail, commercial,
and workforce housing. Development should be attractive with
a high level of detail and active storefront uses resulting in a
pleasing pedestrian- oriented streetscape. Commercial corridors
4. Landscaping and commercial mixed use development
located so as to frame and enclose the boulevard
5. Incorporate Murphy Gulch as a natural landscape
amenity.
6. Reduction or elimination of frontage roads
7. Long major street divided into distinct and unique
areas:
a. From town entry to Laurel Mountain Road:
( 1) Landmark entrance architectural design
( 2) Integrates civic center design with Eastern
Sierra forest
( 3) Inspirational and inviting to the community,
a town square
( 4) Mixed use and shared parking resource
( 5) Old Mammoth Road entrance
( 6) Connected and integrated with Shady Rest
workforce neighborhood and Sierra Nevada
Road
b. From Laurel Mountain Road to Manzanita Road/ Sierra
Blvd:
( 1) Create a vibrant mix of retail, commercial
and workforce housing
( 2) Neighborhood commercial for central
Mammoth neighborhood
( 3) Outdoor enjoyment
( 4) Forested and natural
c. From Sierra Blvd to Minaret Road and Lake Mary
Road:
( 1) Mountain portal and gateway to the North
Village District
( 2) Lake Mary Road gateway
( 3) Smooth transition and connectivity from
commercial to commercial
( 4) Mixed use, lodging and residential
( 5) Heavily forested, greater setbacks and
acknowledgement of slopes
( 6) Lower lot coverage
( 7) Promenade on both sides
Old Mammoth Road characteristics:
1. Traditional small- scale mixed use “ Main Street”
development pattern
Shady Rest characteristics:
1. A livable in- town neighborhood for the workforce:
a. Not fractional, not second homes
b. Mechanisms to ensure units remain at determined
rates in perpetuity
c. Variety of unit size and scale
2. Preservation and restoration of unique site features,
including wetlands
3. A community- oriented design:
a. Neighborhood context and connections:
( 1) Pedestrian and auto connections to adjoining
areas and neighborhoods ( e. g. Sierra Valley
District, Tavern Road, Main Street and
Center Street)
( 2) Traffic calming and management with
adjoining neighborhoods
( 3) Trail and pedestrian emphasis
( 4) Transit accessible
b. Integrated site planning and architectural design:
( 1) Accessible wetlands and community park( s)
connected to the community
( 2) Significant tree preservation
( 3) Unobtrusive, articulated buildings
( 4) Minimum paving, maximum permeable
surface
( 5) High quality materials
( 6) Parking
( 7) Energy efficient design
( 8) Innovative snow management
4. A future catalyst to surrounding commercial areas
5. Developed in phases:
a. High quality of living throughout ( no disparity,
grouping or phasing by income)
b. Reasonable product absorption rate
6. Long- term affordability:
a. Durability of materials and design
b. Designed for low operating and maintenance costs
and energy efficiency
c. Transit accessibility
7. Provision of key resident amenities such as:
a. Child care
b. Active and passive recreation
2. Gateway
Located south of State Route 203, east of Old Mammoth Road, the
Gateway District should be an attractive and iconic corridor in to
and out of town, and should communicate Mammoth Lakes’ char-acter.
It includes schools, hospital, industrial park, library, parks,
trails, open space and the future Civic Center site. The District
should provide a safe pedestrian environment, and emphasize
linkages between all elements in the Gateway District and the
community’s residential neighborhoods. Significant public views
should be preserved through high- level design standards.
Town of Mammoth Lakes - General Plan 25
General characteristics:
1. Viewsheds to White Mountains, Sherwin Range, the
Knolls and Mammoth Mountain are preserved
2. Campus setting, spacious and comfortable with
gathering areas
3. Civic character and a town square
4. Civic, educational, recreational, public uses and athletic
fields
5. Broad setbacks and open space between buildings
6. Pedestrian- friendly approach along Sierra Park Road
and Meridian Boulevard
7. Pedestrian linkages among all uses
8. Access to surrounding forest lands
9. A sense of arrival to each component within the
district
10. Circulation pattern to provide for short- term visits and
drop- offs
11. Long- term parking underground
12. Industrial uses screened from public view
13. Shared use of facilities and parking
14. Transit with bus pullouts and shelters
Civic Center
The Civic Center, located within the Gateway District on the
southeast corner of State Route 203 and Sierra Park Road,
should be attractive, welcoming, accessible, and the symbolic
center for the community. The Civic Center should embody the
natural setting and spirit of Mammoth Lakes, and be designed as
a functioning public space to support special events.
The Civic Center should have a cohesive design with building
elements and forms in common and appropriate building
placement and design. Civic architecture should recognize
historic patterns of the town and represent rugged mountain
architecture. Buildings should be articulated, elegant and built
with design elements that create a sense of permanence and
strength. Building design should include a building base designed
for pedestrians with a high level of detail and quality materials.
Iconic features should be integrated into civic architecture and
places.
Civic Center characteristics:
1. Attractive, welcoming and symbolic center for the
community
2. Reinforce rugged, natural setting of the town
3. Conveniently accessible to the community and
clients:
a. Emergency access
b. Transit, vehicular, bike and pedestrian access
c. On- street and underground parking
d. Customer service
4. Serves as important community activity center:
a. Strategic parking resource linked to transit
b. Public event venue
c. Economic development catalyst to Tavern Road and
Sierra Park Road areas
5. Sierra Park Road design as a significant public street/
open space
6. Reinforce the importance of:
a. Legislative and judicial function of the people
b. Public safety and security
c. Civic events and functions
d. Daily use and enjoyment
e. A place of employment
3. North Village
The North Village District, in the northwest portion of town
adjacent to Main Street, Lake Mary Road, and Minaret Road,
is primarily comprised of more urban development. It includes
hotels, restaurants, visitor- oriented and general commercial
operations, professional and medical offices, condominiums,
single family homes and community facilities. The North Village is
an intensely focused entertainment district. It should incorporate
active open pedestrian plazas showcasing mountain views with
retail, entertainment, and public art including local talent.
North Village characteristics:
1. Viewsheds to Sherwin Range and the Knolls are
preserved
2. Landscape that recalls the Eastern Sierra and establishes
scale and street edge
3. Create a sense of exploration using pedestrian- oriented
sidewalks, plazas and courtyards with pedestrian comforts
4. Easy pedestrian access across main streets
5. Gateway intersection at Minaret Road and Main
Street/ Lake Mary Road
6. Visitor- oriented entertainment retail district
7. Active day and evening through all four seasons, designed
to achieve a 2- 3 hour visit
8. Resort and resident activities, amenities and services
9. Animation with retail and significant businesses oriented to
the street
10. Retail and services in “ storefront” setting located at the
sidewalk
11. A variety of resort lodging supported by meeting facilities,
outdoor activities and restaurants, arts, culture and
entertainment
12. Create year- round non- vehicular links to mountain portals
13. Lake Mary Road connected to the North Village District by
trails
14. Shared and pooled parking, convenient structured parking
and small- scale street adjacent surface parking
15. Encourage living and working in close proximity to transit-oriented
development
26
4. Sierra Star
The Sierra Star District, a resort area within Mammoth Lakes,
contains an 18- hole golf course and a residential component.
Sierra Star should diversify its year- round recreational
opportunities for the town’s residents and visitors, and allow
joint use amongst public and private entities. A variety of resort
accommodations of differing intensities should be provided as
well as a transit hub and parking facilities.
Sierra Star characteristics:
1. Full service four- season resort
2. Landmark destination
3. Special vistas to surrounding mountains
4. Extensive open space and tree preservation
5. Four- season recreation use; e. g. golf course and
cross- country skiing, summer focus on open space
and outdoor experiences
6. Non- vehicular access options to the Eagle Lodge,
North Village District, Main Street and Old Mammoth
Road
5. Snowcreek
The Snowcreek District should not act as an exclusive
development, but connect to the larger community and
provide community access to Snowcreek and to surrounding
public lands. Snowcreek should be designed to be a livable
neighborhood, including workforce housing, convenience
retail, public amenities, and active/ passive recreation facilities.
Snowcreek should contribute to the town’s overall economy,
tourism and mix of recreation amenities while preserving the
area’s unique features.
Snowcreek characteristics:
1. Western range and meadow: spacious setting, broad and
wide open with backdrop of Sherwin Range
2. Anchor for and a greater connection to Old Mammoth
District
3. Stress stewardship of land and resources
4. Provide access and staging areas to Sherwin Range and
“ community” uses accessible from Old Mammoth Road
5. A variety of resort lodging supported by restaurants, resort
services, neighborhood conveniences, commercial, retail,
and outdoor ancillary recreation designed as a traditional
small- scale village:
a. Active day and evening and through all four seasons
b. Dispersed structures, light on the land, vertical emphasis
and detailing ( not heavy or strong horizontality)
c. Landscape that reinforces sage, manzanita and wet
meadow
6. Full service four- season resort with visitor/ recreation
amenities such as:
a. Horseback, sleigh and hay wagon rides, golf and
tennis
b. Clubhouse with food and beverage service
c. Special events “ town commons”
d. Center for arts and culture
7. Integrated with Mammoth Creek Park and Mammoth Creek
Corridor, the historical museum site, equestrian center,
parking, trails, and snow play, and future possibilities such
as a recreation center or amphitheater
Mountain Portals
6. Eagle Lodge/ Mountain Portal
Eagle Lodge, located at the base of the western terminus of Meridian
Boulevard, should be a mixed use development with condominium/
hotel and a mix of recreational- related uses, including food service,
rental/ demo/ repair shop, retail, ski school and day care, ticketing/
lobby, administrative space and restrooms. In addition, the lodge
should include amenities such as neighborhood commercial, a
restaurant, day spa and locker club. Eagle Lodge should continue
to provide community open spaces that complement the unique
natural setting.
Eagle Lodge characteristics:
1. Landmark location at the base of Mammoth Mountain;
celebrate dramatic vista
2. The termination of Meridian Boulevard, a gateway
boulevard and scenic east - west drive ( views of White
Mountains, Sherwin Range, the Knolls, and Mammoth
Mountain)
3. Visitor- oriented, active day and night and through all four
seasons
4. Neighborhood setting, provides neighborhood convenience
retail
5. Landscaping reinforces Eastern Sierra native pine, fir,
aspen, ground cover and wildflowers
6. Landscaping establishes scale and street edge
7. Landmark architectural, site and streetscape design
8. Transit use and adequate parking to minimize
neighborhood impacts
9. Summer and winter event venue
7. Canyon Lodge/ Mountain Portal
Canyon Lodge, located at the western terminus of Canyon Boulevard,
is connected to the Village by the Village Gondola. It should be a
summer and winter recreation and event venue.
Town of Mammoth Lakes - General Plan 27
Canyon Lodge characteristics:
1. A primary portal to Mammoth Mountain Ski Area
2. Base lodge supported by surrounding lodging and
connected to the Village/ Mountain Portal
8. Main Lodge/ Mountain Portal
Main Lodge, the main portal for Mammoth Mountain Ski Area, is
located outside of the Town’s Urban Growth Boundary.
Main Lodge characteristics:
1. An island in the forest
2. An area without differentiation between private and public
lands to create continuity of experience
3. A full service winter and summer recreation portal
4. Sufficient lodging to ensure sustainability year- round with
supporting services, restaurants and amenities
5. Parking strategy designed to support transit and minimize
auto trips to and from the town
9. Village/ Mountain Portal
The Village Portal, located within a plaza area in the North Village
District, provides gondola access to Canyon Lodge. Use of the Village
Gondola is oriented to visitors staying in accommodations within
North Village or in other facilities within walking distance of the
gondola. Gondola access is also available to those using transit.
Village characteristics:
1. A primary portal to Canyon Lodge
2. Supported by the North Village and surrounding
accommodations
28
Special Study Areas
Special studies will be conducted for certain areas and sites within
the community to aid in future planning ( see Policy L. 1. D.). Focused
Special Studies include the Mammoth Creek Corridor and Gateway.
Five of the comprehensive plans to be developed in the future, and
the major issues that should be evaluated, are:
Mammoth Creek Corridor
Prepare a Focused Special Study for the Mammoth Creek Corridor
to:
• Assess the existence and value of biological, scenic and aesthetic
site resources
• Identify opportunities for enhancement of and threats to water
quality
• Determine areas suitable for preservation and those suitable for
development
• Determine locations and limitations for pedestrian and bicycle
trails, staging areas, and vehicular access
• Study benefits to the community and implementation mechanisms
such as zoning and conservation easements
• Address potential neighborhood conflicts
• Implement a significant community center connecting Old
Mammoth Road and Snowcreek; Mammoth Creek Park is
designed around the stream and environment to provide:
• Access to Mammoth Creek
• Grand views
• Appropriate active recreation
• Family recreation
• A place to hold special events
• Staging for Forest Service activities
• Concessions and facilities including parking and
restrooms
• A connection with Forest Service lands and the historic
museum site
Gateway
Prepare a Master or Specific Plan for the Gateway to:
• Assess the existence and value of biological, scenic and aesthetic
site resources
• Determine areas suitable for preservation and those suitable for
development
• Determine locations and limitations for pedestrian and bicycle
trails, staging areas, parking and vehicular access
• Determine the range and siting of community- serving educational,
cultural and recreational uses
• Determine the extent of student housing and faculty housing
• Assess joint- use partnerships to implement community goals
• Determine the extent of local housing opportunities, if any
• Assess multiple uses, such as civic, hospital, school, recreational
vehicle, open space, and industrial
Main Street, Old Mammoth Road, and Shady Rest
Improvement of the function, operations and design of the Main
Street/ State Route 203 corridor in Mammoth Lakes has long been
an objective of the Town. This area, joined with Shady Rest and Old
Mammoth Road, presents the opportunity to foster the development
of a compact, pedestrian- oriented, mixed use community core.
Extensive community participation will be required, including
residents, businesses and property owners, California Department
of Transportation (“ Caltrans”), other local agencies and districts, and
Town appointed and elected officials. The planning effort should:
• Assess the form and function of the overall right- of- way and
potential for reducing or eliminating frontage roads
• Determine how to improve overall circulation and pedestrian
convenience and safety
• Assess strategically located public parking facilities to serve
commercial areas
• Determine how to improve the appearance of State Route 203 and
the entrance to town
• Assess the form and character of existing and future development
and the creation of mixed use neighborhoods
Sierra Valley Sites
Prepare a Focused Special Study for the Sierra Valley Sites
( Sierra Valley District) to:
• Assess infill design and development standards, land use,
and density
• Evaluate “ feet first” mobility measures
• Assess traffic and determine suitable traffic calming
measures
• Identify appropriate locations for neighborhood parks,
pocket parks, open space, and connected trails
• Assess safety issues and aesthetics
• Assess the impacts of seasonal residents
Bell- shaped Parcel
Prepare a feasibility study and a Focused Special Study for the
Bell- shaped Parcel ( see Action L. 1. D. 3.).
Town of Mammoth Lakes - General Plan 29
INTENT
The policies of this Element describe and determine how the
community will retain its community character and small town
atmosphere while enhancing our success as a destination
resort. These policies embrace principles such as creating
walkable communities, mixed land uses, providing a variety
of transportation choices, and taking advantage of compact
building design. The planning area is shown in Figure 4.
An overarching principle of the community is to maintain
the town’s compact urban form, protect natural and outdoor
recreation resources, and prevent sprawl. The Town established
the Urban Growth Boundary limiting the area available for
future development to achieve these principles.
Livability
L. 1. GOAL: Be stewards of the community’s small town
character and charm, compact form, spectacular
natural surroundings and access to public lands
by planning for and managing growth.
L. 1. A. Policy: Limit total peak population of permanent
and seasonal residents and visitors to 52,000
people.
L. 1. A. 1. Action: Establish protective zoning
standards for special resources and
conservation areas.
L. 1. A. 2. Action: Prepare an Annual Community
Indicators Report to monitor pace
of growth and to plan for changing
conditions. Potential Community
Indicators include:
• Environmental indicators
• Average median income
• Unemployment rates
• Visitor lodging occupancy
• Annual visitors
• Downhill skier/ snowboarder visits
• Cross- country skier visits
• Building permits
• Real estate sales/ average sales price
• Retail vacancy
• Transient Occupancy Tax revenues
• Sales tax revenues
• Population
L. 1. A. 3. Action: Maintain a geographic
information database and mapping
system to increase information
available to the public on zoning, land
use, infrastructure planning, and other
pertinent data.
L. 1. B. Policy: Require all development to meet
community goals for highest quality of design,
energy efficiency, open space preservation, and
promotion of a livable, sustainable community.
Development that does not fulfill these goals
shall not be allowed.
L. 1. B. 1. Action: Revise planning review
processes to be more user- friendly to
both applicants and residents.
L. 1. C. Policy: Give preference to infill development.
L. 1. C. 1. Action: Develop and adopt infill
development standards.
L. 1. D. Policy: Conduct district planning and focused
studies for special areas and sites within the
community to aid in future planning.
L. 1. D. 1. Action: Conduct district planning ( see
District Planning). Some initial district
planning areas are:
• Main Street, Old Mammoth Road, and Shady
Rest
• Juniper Ridge Master Plan
• Sierra Star Master Plan
• Snowcreek Master Plan
• North Village Specific Plan
• Gateway Master Plan
L. 1. D. 2. Action: Prepare special studies ( see
Special Study Areas in Neighborhood
and District Character Element). Some
initial study areas are:
• Mammoth Creek Corridor
• Main Street, Old Mammoth Road, and Shady
Rest
• Gateway
• Sierra Valley Sites
• Bell- shaped Parcel
30
LAND USE
Town of Mammoth Lakes - General Plan 31
L. 2. C. Policy: Rehabilitate existing housing and build
new housing for workforce housing.
L. 2. C. 1. Action: Develop a workforce housing
strategy.
L. 2. D. Policy: For housing development projects where
all units are deed restricted for workforce housing,
a density bonus may be granted in addition to
any bonus granted pursuant to the State Density
Bonus Law up to a combined bonus of twice the
density identified for the designation in which
the project is located.
Small Town Character
L. 3. GOAL: Enhance livability by designing neighborhoods
and districts for walking through the arrangement
of land uses and development intensities.
L. 3. A. Policy: Achieve a diversity of uses and activities
and efficient use of land by maintaining a range of
development types.
L. 3. B. Policy: Develop vital retail centers and streets.
L. 3. B. 1. Action: Require retail, restaurants and
other similar active commercial uses
at the ground level along designated
streets ( Physical Development Concept
– Appendix C).
L. 3. B. 2. Action: Require active street level uses
( office, row houses, live/ work, hotel
lobbies and other services) at ground
level along designated streets.
L. 3. C. Policy: Encourage development of small
neighborhood- serving retail and services
dispersed through town.
L. 3. D. Policy: Encourage outdoor dining in resort and
commercial districts to increase street level
animation.
L. 3. D. 1. Action: Revise the Zoning Code to allow
outdoor dining in resort and commercial
districts.
L. 1. D. 3. Action: Prepare a Focused Special
Conservation Easement Study for the
Bell Shaped Parcel ( Bell) to:
• Study benefits to the community as
the Town’s “ central park” through
implementation mechanisms such as zoning
and conservation easements.
• Assess the existence and value of biological,
scenic and aesthetic site resources.
• Determine areas suitable for preservation and
those suitable for development consistent
with maximizing recreational opportunities,
preserving open space, and protecting
sensitive environmental resources.
• Determine the appropriate range of
public and private open space, uses and
development standards consistent with
maximizing recreational opportunities,
preserving open space, and protecting
sensitive environmental resources.
• Determine locations and limitations
for buildings and facilities and transit,
pedestrian, bicycle and vehicular access.
• No disposition or development of the Bell
may be made which is inconsistent with
these Special Study objectives without
further amendment to this General Plan to
remove this condition.
L. 1. D. 4. Action: Emphasize pedestrian
orientation, integration of land uses,
treatment of streetscapes as community
living space, environmental sensitivity
and energy efficiency. Consider site
conditions, solar access, framing of
public views, building bulk and scale,
average and maximum building
height, and architectural features and
appurtenances.
Housing
L. 2. GOAL: Substantially increase housing supply
available to the workforce.
L. 2. A. Policy: Emphasize workforce housing for essential
public service employees, such as firefighters,
police, snow removal operators, and teachers.
L. 2. B. Policy: Encourage a mix of housing types and forms
consistent with design and land use policies.
32
L. 3. E. Policy: Require a minimum amount of development
in the Main Street, Old Mammoth Road, and Shady
Rest Districts to ensure supplies of housing for
employees and to reduce automobile trips.
L. 3. F. Policy: Ensure appropriate community benefits are
provided through district planning and development
projects.
L. 3. F. 1. Action: Study the experiences of other
communities in finding fair and equitable
standards and formulas for gaining
community benefits.
L. 3. F. 2. Action: Develop formula- based methods
and standards for community benefits
applicable to projects of a certain size.
L. 3. F. 3. Action: Develop and maintain a list of uses,
facilities, infrastructure, programs and
services for use as community benefits.
L. 3. F. 4. Action: Develop size, space and program
characteristics and criteria for uses and
facilities deemed as community benefits.
L. 3. G. Policy: Do not allow the transfer of unused density
from built parcels.
L. 3. H. Policy: Density may be clustered or transferred
within clearly articulated district, master, and
specific plans to enhance General Plan goals
and policies. Development rights may also be
transferred between districts when that transfer
furthers protection of identified environmentally
sensitive areas.
L. 3. H. 1. Action: Prepare a transfer of development
rights ordinance describing the methods
and findings for approving such density
transfers.
Accommodations and Community Amenities
L. 4. GOAL: Be the symbolic and physical heart of the
Eastern Sierra: the regional economic, administrative,
commercial, recreational, educational and cultural
center.
L. 5. GOAL: Provide an overall balance of uses, facilities
and services to further the town’s role as a
destination resort community.
L. 5. A. Policy: Encourage and support a range of visitor
accommodations that include a variety of services
and amenities.
L. 5. B. Policy: Locate visitor lodging in appropriate
areas.
L. 5. C. Policy: Ensure there are an adequate number of
units available for nightly rental.
L. 5. D. Policy: Encourage rehabilitation and renovation of
existing visitor accommodations.
L. 5. D. 1. Action: Develop outreach and
educational programs to inform owners
of the benefits of upgrading their units.
L. 5. E. Policy: Development shall complement and
diversify the range of resort community activities
and amenities.
L. 5. F. Policy: Require all multi- family, resort, and specific
plan development to include activities, amenities
and services to support long- term visitation.
L. 5. F. 1. Action: Adopt and/ or revise zoning
standards to ensure that development
provides adequate levels of services and
on- site activities and usable amenities.
L. 5. G. Policy: In the C- 1 and C- 2 Designations, density
may be increased to no more than twice the
density for hotel, motel, and similar transient
lodging projects that specifically enhance
the tourism, community, and environmental
objectives of the Town. This enhancement must
be through the provision of amenities, services,
and/ or environmental benefits above and beyond
those required to meet the incremental demands
of the project. These amenities, services,
and environmental benefits include, but are
not limited to those listed under “ Community
Character” on page 24 of this General Plan.
Any such increase shall further the Community
Vision, shall be consistent with the discussion of
“ Build- out” on page 37 of this General Plan, shall
be consistent with approved District Plans, and
shall be subject to such rules, processes, and
findings as may be adopted by the Town Council
in its sole discretion.
Town of Mammoth Lakes - General Plan 33
Urban Growth Boundary
L. 6. GOAL: Maintain the Urban Growth Boundary to
ensure a compact urban form; protect natural and
outdoor recreational resources; prevent sprawl.
L. 6. A. Policy: No residential, commercial, or industrial
development is permitted outside the Urban Growth
Boundary ( UGB) identified in Figure 4.
L. 6. B. Policy: Recreation facilities, other public facilities,
and public utility installations may be permitted
outside of the UGB when determined to be in the
public interest and compatible with other Town
goals.
L. 6. C. Policy: The Town shall work collaboratively with
Mono County, Inyo National Forest, and the Bureau
of Land Management to ensure that land uses
occurring adjacent to the Urban Growth Boundary
are compatible with Town goals.
L. 6. D. Policy: Support land exchanges for existing special
uses that maintain the integrity of the General Plan
and promote Town policies when determined to be
in the public interest and compatible with other
Town goals.
L. 6. E. Policy: National Forest lands that are exchanged
into private ownership will be included within the
UGB whether or not they are contiguous with the
UGB.
L. 6. F. Policy: The Town may consider adjustments to the
UGB that do not increase the acres of developable
land of Mammoth Lakes, are contiguous to the
UGB, and are otherwise in the public interest.
L. 6. G. Policy: Coordinate with agencies undertaking
planning or development activities outside of the
UGB and within the Town’s Planning Area.
District Planning
Some areas of the community have special needs or conditions
that would benefit from detailed investigation to address issues
such as allowable land use patterns, design standards, zoning codes
and other property development standards and protections.
These standards and protections may include detailed regulations,
conditions, programs and proposed designations supplemental to
the General Plan, including infrastructure requirements, resource
conservation, housing for locals, implementation measures, and
potential changes in land use to meet future needs.
Land Use Designations
Residential
Residential designations are defined by the maximum density
allowed. Specific designations regulate height, setbacks, and lot
coverage. Other design standards are implemented through the
Zoning Code and design guidelines.
Low- Density Residential 1 ( LDR- 1) This designation allows
single- family detached residential development at a maximum
density of two ( 2) dwelling units per gross acre. This density range
is typical of residential subdivisions in the Old Mammoth District
and is intended to protect their existing densities and character.
Lots within this designation are typically larger, have increased
setbacks, and lower lot coverage.
Low- Density Residential 2 ( LDR- 2) This designation allows
single- family detached residential development of up to four ( 4)
dwelling units per gross acre. This density range is typical of residential
subdivisions in the Mammoth Slopes, Knolls, the Trails, and the
Majestic Pines District. This designation protects the low- density
character of existing neighborhoods. Development standards are
intended to provide for privacy through building separation, usable
yards, and limited shading by structures of adjoining parcels.
High- Density Residential 1 ( HDR- 1) This designation allows
residential multi- unit townhouses, condominiums and apartments
at a density of six ( 6) to a maximum of twelve ( 12) dwelling units
per acre. This designation applies to the Sierra Valley District, the
Shady Rest Tract, and portions of the Old Mammoth District. The
Shady Rest Tract is intended primarily for workforce housing. The
HDR- 1 designation is intended to preserve existing housing and
allow for additional high quality housing opportunities. Development
standards ensure compatibility with adjacent properties, building
separation, adequate on- site recreation space, and well- designed
livable development.
34
Figure 4
Town of Mammoth Lakes - General Plan 35
Figure 5
High- Density Residential 2 ( HDR- 2) This designation allows both
transient visitor lodging and residential multi- unit style developments
including townhouses, apartments, and condominiums. Residential
density may range from of six ( 6) to twelve ( 12) residential dwelling
units per acre and hotel density is permitted up to thirty- six
( 36) rooms per acre. This designation is found in the Mammoth
Slopes and Meridian Districts. HDR- 2 includes standards that
ensure compatibility with adjacent properties, building separation,
adequate on- site recreation space, and well- designed resort visitor
development.
Commercial
Commercial designations are established to support desirable
existing uses and to encourage desirable uses.
Commercial 1 ( C- 1) The C- 1 designation allows medium- scale,
commercial mixed uses. The base density for residential is six ( 6)
to a maximum of twelve ( 12) residential dwelling units per acre and
a maximum of forty ( 40) hotel rooms per acre. This designation is
located along Main Street between the North Village District and
Mono Street, and is intended to create a transition zone to the more
intensive Commercial 2 and North Village designations. A minimum
floor area ratios and amount of commercial uses will be established
in the Zoning Code.
Commercial 2 ( C- 2) This designation allows for the community’s
medium- and large- scale commercial mixed uses. The base density
for residential is six ( 6) to a maximum of twelve ( 12) residential
dwelling units per acre and a maximum of forty ( 40) hotel rooms
per acre. Intended uses include retail and office space for services
as well as visitor lodging and residential uses. A minimum floor
area ratio and amount of commercial uses will be established in the
Zoning Code.
Resort ( R) The Resort designation allows commercial mixed
uses including visitor lodging, amenities and services, and
workforce housing. Resort developments include recreation,
meeting spaces, and commercial services that support the
resort atmosphere. The base density is six ( 6) to a maximum
of eight ( 8) residential dwelling units per acre, and twelve
( 12) to a maximum of sixteen ( 16) hotel rooms per acre. This
designation is generally applied to large parcels capable of
providing a complete resort experience as found in the master
plan areas of Sierra Star, Snowcreek, and Juniper Ridge.
Institutional Public ( IP) This designation allows institutional
uses such as schools, hospitals, governmental offices and
facilities, museums, and related uses. Residential uses are not
permitted, with the exception of employee and student housing
that is accessory to the College. The maximum density for
accessory housing is four units per gross acre and subject to
the HDR- 1 development standards.
North Village Specific Plan ( NVSP) This designation is
intended to create a visitor- oriented entertainment retail and
lodging district anchored by a pedestrian plaza and a gondola
connection to Mammoth Mountain Ski Area. Uses include hotels
and similar visitor accommodations along with supporting
restaurants, retail, and services. Development projects will
provide a wide range of amenities and services that enhance
the visitor experience. Maximum overall density is 3,020 rooms
and 135,000 square feet of commercial. The specific allocation
of density, location of uses, and development standards are
contained in the Specific Plan.
Industrial ( I) This designation allows a limited variety of light
manufacturing and service uses that can be contained within
wholly enclosed structures. Examples include heavy equipment
storage and maintenance, batch plants, automobile repair and
service, and similar uses conforming to design, screening, noise
and other standards.
Airport ( A) This designation allows aviation, fueling, and
fixed- base operator services at the Mammoth Yosemite Airport.
Supporting transient lodging, retail uses, and a recreational
vehicle park may be permitted. The Airport designation is
designated for 250 visitor lodging units and approximately
50,000 square feet of commercial development. This designation
is not identified in Figure 5 because it is not located within the
area shown.
Open Space ( OS) The Open Space designation is established to
protect the community’s public and private open space resources.
It is intended to preserve existing parks and encourage future
parks, maximize recreation opportunities, preserve open space,
and protect sensitive environmental resources. Facilities that
support the environmental and recreational objectives of the
community are permitted. The OS designation may apply to
environmentally sensitive areas such as wetlands, floodplains,
and streams. This designation allows parks, athletic fields, golf
courses, community gathering spaces and supporting facilities.
The OS designation also applies to the Bell Shaped Parcel and
patented mining claims located in the Sherwin Range.
National Forest ( NF) This designation is applied to lands
administered by the Inyo National Forest that are outside the
adopted Urban Growth Boundary. National Forest Land is not
subject to the land use jurisdiction of the Town of Mammoth
Lakes; however, building codes and other specific Town
regulations apply on National Forest land within the Town’s
municipal boundary.
36
Other State Requirements
Affordable Housing To promote affordable housing and to
ensure consistency with California Government Code Section
65915, density bonus ( applied to the residential component of
a project) is available for projects exceeding on- site affordable
housing requirements. Bonus density would vary depending on
the amount and kind of affordable housing provided, with the
maximum density bonus being 35 percent.
Build- out
Determining a reasonable build- out forecast for the 20- year
planning period of the General Plan is challenging. Although
many different approaches can be used to make projections,
any forecast must acknowledge that because of changing
demographics, market and economic conditions, numbers will
be constantly changing.
The build- out population for the General Plan was established
by preparing a recreational trend forecast, a demographic and
economic trend forecast and a land use capacity analysis. The
recreation trend forecast looked at recreational visitor trends
that support factors for growth using a ratio of visitation to
project a future population. The demographic and economic
trend forecast, based on the University of California at Santa
Barbara ( UCSB) Economic Forecast Project, did the same
relative to economic and population trends. The land use
capacity analysis assessed the number of units and population
that could be developed through certain land use designations
and development assumptions.
The assumptions of the three models support the projection
that the total number of residents, visitors and workers on
a winter weekend will grow to between 45,000 to 52,000 by
the year 2025. Based on these analyses, the General Plan
establishes a policy of a total peak population of residents,
visitors and employees at 52,000 people. Ultimately, these land
use designations could result in a build- out population over
52,000 but less than 60,000 if all land were built to capacity.
The following paragraphs describe how build- out will be limited
to 52,000 people.
Maintaining build- out population will be achieved through
implementation of the General Plan goals and policies.
First: district planning will be conducted to establish project
context, program and characteristics. Second: project-related
impacts will be evaluated and mitigated to maintain
acceptable Levels of Service and population policies through
the California Environmental Quality Act ( CEQA) or other
analysis. Third: project- related market, economic and fiscal
impacts will be evaluated as needed. Next, the functional
and aesthetic qualities of site and architectural design will be
evaluated through the discretionary review process. Because of
superseding development regulations, site conditions, design
review and market conditions, not all sites will be able to meet
these standards at maximum density and overall density will
be reduced.
Designation of a site for a certain use does not necessarily
mean that the site will be developed with the designated use
and density within the horizon of the General Plan. Similarly,
sites that are not anticipated to be developed may actually be
used. For the purposes of calculating land use capacity, the
following assumptions are used:
• Population is described as People at One Time ( PAOT)
and includes residents and visitors. PAOT is used as a
measurement because of the large visitor population in the
town of Mammoth Lakes at any given time
• Peak population is described for approximately the seventh
busiest winter day, which is the Town’s typical winter
Saturday
• Development on individual parcels will be controlled by
lot coverage limits, building height restrictions, floor area
ratio limits, and implementation of community benefit and
performance standards and policies in the various master
and specific plans
• The capacity of the ski area will remain constant over the
next twenty years
• The number of people engaged in activities other than skiing
will increase as the town matures from 25% to between
35% and 45%
• Permanent population will grow at a rate of between 1.4%
and 2.4% per year
• Permanent resident units accommodate 2.4 people per unit
on average and all other units accommodate 4 people per
unit on an average winter Saturday ( These household size
and occupancy assumptions are based on past utilization
and are simply used to calculate potential build- out. They
do not constitute policy.)
• Most commercial development will take place in the Resort,
North Village, and Commercial 1 and 2 designations. The
total amount of commercial development at build- out is
anticipated to be 1,265,000 square feet
• Industrial development will be limited primarily to the
“ Industrial” designation; although, there will be a small
amount in other designations. The total amount of industrial
development at build- out is anticipated to be approximately
500,000 square feet
Town of Mammoth Lakes - General Plan 37
INTENT
This Element describes how the Town achieves a progressive
and integrated multi- modal transportation system, one that
serves the various needs of residents, employees and visitors.
Mammoth Lakes will be connected, accessible, uncongested and
safe with emphasis on feet first, public transportation second,
and car last ( Appendix D describes the Town’s circulation
system). Overall, mobility will be improved through measures
such as:
• Increasing and improving available transportation options
• Providing incentives to change travel mode, time or
destination
• Land use planning that reinforces feet first and improves
mobility
• Connecting sidewalks and trails to transit, parking facilities,
and parks year- round to provide a better experience
• Parking facilities that encourage people to walk, bike or use
transit
• Future streets located to create flexibility of movement
and provide multiple access routes to improve access for
emergency, delivery, service, public and private vehicles
• Traffic calming and control measures
• Upgrade the Mammoth Yosemite Airport terminal to allow
for regional air service.
Way- finding
M. 1. GOAL: Develop and implement a townwide
way- finding system.
Regional Transportation
M. 2. GOAL: Improve regional transportation system.
M. 2. A. Policy: Maintain and expand access to recreation
areas via coordinated system of shuttle and bus
services, scenic routes, trails and highways.
M. 2. B. Policy: Reduce highway traffic congestion
and address other planning issues through
collaboration with neighboring jurisdictions and
regional agencies.
M. 2. C. Policy: Work with Caltrans to coordinate
transportation systems during high traffic flow
events and weather emergencies. Adjustments
include traffic control officers, message signs
and temporary barriers.
M. 2. C. 1. Action: Review and update the Regional
Transportation Plan ( RTP). Maintain a
list of regionally significant streets and
roads for inclusion in the RTP.
M. 2. C. 2. Action: Avoid peak periods of congestion
by developing design standards for
traffic operation and scheduling.
M. 2. D. Policy: Support upgrading of State Route 14 and
State U. S. Highway 395.
M. 2. E. Policy: Support federal and state efforts to
mitigate impacts of truck traffic and freight
hauling on regional highways.
M. 2. F. Policy: Establish convenient and energy efficient
access to the Mammoth Yosemite Airport.
M. 2. F. 1. Action: Provide transit service, and
encourage lodging- provided and other
shuttle services, connecting the town
with the Mammoth Yosemite Airport.
Discourage rental cars at the Airport.
In- Town Transportation
M. 3. GOAL: Emphasize feet first, public transportation
second, and car last in planning the community
transportation system while still meeting Level of
Service standards.
M. 3. A. Policy: Maintain a Level of Service D or better
on the Peak Design Day at intersections along
arterial and collector roads.
M. 3. B. Policy: Reduce automobile trips by promoting
and facilitating:
• Walking
• Bicycling
• Local and regional transit
• Innovative parking management
• Gondolas and trams
• Employer- based trip reduction programs
• Alternate work schedules
• Telecommuting
• Ride- share programs
• Cross- country skiing and snowshoeing
38
MOBILITY
M. 3. C. Policy: Reduce automobile trips by promoting
land use and transportation strategies such
as: implementation of compact pedestrian-oriented
development; clustered and infill
development; mixed uses and neighborhood-serving
commercial mixed use centers.
M. 3. D. Policy: Encourage visitors to leave vehicles at
their lodging by developing pedestrian, bicycle,
transit and parking management strategies.
M. 3. E. Policy: Require development to implement
Transportation Demand Management ( TDM)
measures.
M. 3. E. 1. Action: Develop a TDM strategy
and implement through programs,
guidelines and the Municipal Code.
M. 3. F. Policy: Encourage the school district, ski resort
and other major public and private traffic
generators to develop and implement measures
to change travel behavior.
M. 3. G. Policy: Construction activities shall be planned,
scheduled and conducted to minimize the
severity and duration of traffic impediments.
M. 3. G. 1. Action: Town shall set standards for
non- conformance and for schedule
delays.
M. 3. H. Policy: Commercial developments shall not
allow delivery vehicles and unloading activity to
impede traffic flow through adequate delivery
facilities and/ or delivery management plans.
M. 3. H. 1. Action: Establish delivery area
standards to be met as part of the
planning approval process.
Walking and Bicycling
M. 4. GOAL: Encourage feet first by providing a linked
year- round recreational and commuter trail
system that is safe and comprehensive.
M. 4. A. Policy: Improve safety of sidewalks, trails and
streets.
M. 4. B. Policy: Provide a high quality pedestrian system
linked throughout the community with year-round
access.
M. 4. B. 1. Action: Develop and implement a
pedestrian improvement plan.
M. 4. C. Policy: Design streets, sidewalks and trails to
ensure public safety such as:
• adequate dimensions and separation
• glare- free lighting at intersections
• directional and informational signage
• trash receptacles
• benches
• shuttle shelters
• protected roadway crossings
• landscaping
• groomed community trails
• snow removed from sidewalks
M. 4. D. Policy: Provide safe travel for pedestrians to
schools and parks.
M. 4. D. 1. Action: Update trail, streetscape and
roadway design standards as well
as the Circulation, Trail System and
General Bikeway Plans to:
• Establish a system of bicycle routes and
pedestrian trails for recreation, commuting
and shopping that is comprehensive and
safe
• Develop a townwide maintenance,
grooming and/ or snow removal program for
sidewalks and trails to provide year- round
pedestrian access
• Design and construct streetscapes and
roadways to reduce long- term maintenance
costs in a harsh climate
M. 4. E. Policy: Development shall improve existing
conditions to meet Town standards.
M. 4. F. Policy: Improve pedestrian safety along State
Route 203 by working with Caltrans to incorporate
techniques such as sidewalks, roadways and/ or
shoulder modifications, highway grade changes
or rerouting, and pedestrian crossings.
Town of Mammoth Lakes - General Plan 39
Transit System
M. 5. GOAL: Provide a year- round local public transit
system that is convenient and efficient.
M. 5. A. Policy: Expand and increase reliability of transit
service to meet the needs of the community and
visitors.
M. 5. A. 1. Action: Develop a transit plan and
update regularly.
M. 5. B. Policy: Encourage transit use by requiring
development and facility improvements to
incorporate features such as shelters, safe
routes to transit stops, and year- round access.
M. 5. C. Policy: Increase availability of transit services
by working collaboratively with other agencies
and organizations.
M. 5. C. 1. Action: Explore development of a
transit system center and secondary
locations to provide:
a. Convenient transfer between different
modes of transport
b. An attractive place to wait for public transit
services
c. A centralized location for transit
information
M. 5. C. 2. Action: Prepare an annual report
assessing transit needs of residents,
workforce and visitors and evaluating
use of transit services.
Parking
M. 6. GOAL: Encourage alternative transportation and
improve pedestrian mobility by developing a
comprehensive parking management strategy.
M. 6. A. Policy: Develop efficient and flexible parking
strategies to reduce the amount of land devoted
to parking.
M. 6. B. Policy: Support development of strategically
located public parking facilities.
M. 6. B. 1. Action: Conduct thorough review of public
parking needs and develop comprehensive
parking strategy including:
• Off- site parking
• Shared parking
• In- lieu fees for parking
• Public parking facilities
• Parking equipment innovations
• Tandem parking
• On- street parking
M. 6. B. 2. Action: Update the Municipal Code to
implement the comprehensive parking
strategy.
M. 6. B. 3. Action: Revise the Municipal Code to
include bicycle parking and storage
standards.
Streets
M. 7. GOAL: Maintain and improve safe and efficient
movement of people, traffic, and goods in a
manner consistent with the feet first initiative.
M. 7. A. Policy: Install traffic control and safety
operational improvements at intersections on
arterial roads as required to meet the above
Levels of Service.
M. 7. B. Policy: Design and develop a functional hierarchy
of arterial, collector, and local streets and
rights- of- way including mid- block connectors.
M. 7. B. 1. Action: Update sidewalk, bikeway
and road design and development
standards.
M. 7. C. Policy: Improve substandard roadways to Town
standards.
M. 7. D. Policy: Monitor impact of development on local
and regional traffic conditions and roadway
network to plan for future improvements in the
network.
40
M. 7. D. 1. Action: Annually review and update the
Town’s Capital Improvement Program.
M. 7. D. 2. Action: Secure needed right- of- way
for future roadway improvements by
updating the Municipal Code and/
or Traffic Mitigation Fee program to
establish guidelines or requirements
for development.
M. 7. E. Policy: Require all development to construct
improvements and/ or pay traffic impact fees
to adequately mitigate identified impacts.
Mitigation of significant project- related impacts
may require improvements beyond those
addressed by the current Capital Improvement
Program and Town of Mammoth Lakes Air
Quality Management Plan and Particulate
Emissions Regulations.
M. 7. F. Policy: Plan new and/ or reroute existing streets
and circulation facilities where required by
new development or to achieve circulation
objectives.
M. 7. G. Policy: Identify and protect future public rights-of-
way and facilities in development.
M. 7. H. Policy: Development shall dedicate, design
and construct internal and adjacent streets,
sidewalks and trails to Town standards.
Traffic Calming
M. 8. GOAL: Enhance small town community character
through the design of the transportation system.
M. 8. A. Policy: Encourage traffic- calming techniques
that protect residential neighborhoods and
streets, enhance public safety, maintain small
town character and enhance resort design
objectives.
M. 8. A. 1. Action: Build and monitor roundabouts
as a means of traffic control at
intersections.
M. 8. A. 2. Action: Study smoothing and slowing
flow of traffic in commercial areas by
reducing through- traffic lanes and
converting the area into improved
turning lanes, landscaping, bicycle
lanes or one- way streets.
M. 8. B. Policy: Facilitate implementation of
traffic- calming techniques by encouraging
development of public- private partnerships and
pilot projects.
M. 8. C. Policy: Improve pedestrian traffic and roadway
circulation affected by snow storage by increasing
shoulder width and building sidewalks and trails
along State Route 203, Minaret Road, Meridian
Boulevard, and Old Mammoth Road.
Snow Management
M. 9. GOAL: Improve snow and ice management.
M. 9. A. Policy: Require snow management methods
that minimize environmental damage while
optimizing road and pedestrian safety.
M. 9. B. Policy: Increase year- round pedestrian access
to sidewalks and transit stops.
M. 9. C. Policy: Support development of geothermal and
solar heating opportunities for snow removal.
M. 9. C. 1. Action: Encourage development of a
townwide economic analysis and plan
to identify areas suitable for geothermal
and solar snow melt.
Town of Mammoth Lakes - General Plan 41
INTENT
More than three out of four Americans participate in active
outdoor recreation each year. Americans spend money, create
jobs and support local communities when they get outdoors.
Simple healthy outdoor activities such as skiing, snowboarding,
hiking, biking or camping generate enormous economic power
and a far- reaching ripple effect that touches many of the
nation’s major economic sectors.
Parks, open space and recreation create an attractive quality
of life and contribute to public health by encouraging physical
activity and an appreciation of nature. We emphasize a wide
variety of outdoor winter and summer activities as outlined in
the goals and policies of this Element. Parks, open space, and
recreational opportunities in Mammoth Lakes are critical to our
residents and to the success of our tourism- based economy.
Lands within the Urban Growth Boundary ( 4.5 square miles)
must be integrated into the surrounding public lands through
policies that promote a system of deeded and guaranteed
points of public access to public lands.
A Town Within a Park
P. 1. GOAL: Maintain parks and open space within
and adjacent to town for outdoor recreation and
contemplation.
P. 2. GOAL: Provide additional parks within town.
P. 2. A. Policy: Coordinate open space programs and
policies with the Inyo National Forest, City of Los
Angeles and Mono County.
P. 2. B. Policy: Require usable public recreation open
space in all master planned developments.
P. 2. B. 1. Action: Develop a comprehensive
and integrated year- round Parks and
Recreation Master Plan.
P. 2. B. 2. Action: Actively seek grant funds for
parks, open spaces and recreational
activities.
P. 2. B. 3. Action: Maintain a Master Facility
Plan and Development Impact Fee
schedule.
P. 2. C. Policy: Maximize parks and open space through
flexible form- based zoning, development
clustering and transfers of development rights
within individual districts.
P. 2. C. 1. Action: Establish zoning districts that
allow parks, recreation and ancillary
facilities.
P. 2. D. Policy: Increase understanding and appreciation
of the cultural, natural and historical resources
of the region and town through development of
programs, facilities and interpretive signage.
P. 2. E. Policy: Include interpretive signage in parks,
trails and public rights- of- way.
P. 2. E. 1. Action: Plan, design, and implement an
interpretive signage program.
Trail System
P. 3. GOAL: Create a Master Plan for an integrated trail
system that will maintain and enhance convenient
public access to public lands from town.
P. 3. A. Policy: Ensure public routes for access to public
lands are provided in all developments adjacent
to National Forest lands.
P. 3. B. Policy: Coordinate with multiple organizations,
agencies and jurisdictions to plan, steward,
interpret, promote and sustain trails, public
access and outdoor recreation amenities in the
Mammoth Lakes region.
P. 3. C. Policy: Identify and acquire points of public access
to public lands ( from within the Urban Growth
Boundary to surrounding public lands) through
cooperative arrangements including easements,
purchase or other means of title acquisition.
42
PARKS, OPEN SPACE, AND RECREATION
Recreational Opportunities
P. 4. GOAL: Provide and encourage a wide variety of
outdoor and indoor recreation readily accessible
to residents and visitors of all ages.
P. 4. A. Policy: Expand recreational opportunities by
proactively developing partnerships with public
agencies and private entities.
P. 4. B. Policy: Provide an affordable and wide range of
year- round recreational opportunities to foster
a healthy community for residents and visitors.
Activities include but are not limited to:
• downhill skiing & snowboarding • day & backcountry hiking
• cross- country skiing • walking
• back- country skiing & snowboarding • interpretive trails & signage
• snowshoeing • climbing
• sledding • touring
• dog sledding • street & mountain biking
• ice skating • camping
• snowmobiling • fishing
• sleigh rides • fall- color viewing
• tennis • birding
• swimming • health & fitness
• soccer • off- highway vehicles
• racquetball • equestrian activities
• snow play • BMX
• skateboarding
P. 4. C. Policy: Ensure balance of use, enjoyment and
separation where appropriate between motorized
and non- motorized modes of recreation.
P. 4. C. 1. Action: Specifically address use, needs
and operations of motorized and non-motorized
recreation users in a year-round
comprehensive recreation plan.
Connected Throughout
P. 5. GOAL: Link parks and open space with a well- designed
year- round network of public corridors and trails
within and surrounding Mammoth Lakes.
P. 5. A. Policy: Create open space corridors by combining
open space on neighboring properties.
P. 5. B. Policy: Design and construct trails as components
of a regional and local network for recreation and
commuting.
P. 5. C. Policy: Require development to incorporate linked
public trail corridors identified in the Mammoth
Lakes Trail System Plan into overall project site
plan.
P. 5. C. 1. Action: Prepare an expanded Master
Plan to link trails, parks and open
space.
P. 5. D. Policy: Design public and private streets not only
as connections to different neighborhood districts
but also as an essential element of the open
space system. Include parks and plazas, tree-lined
open spaces and continuous recreational
paths in design.
P. 5. E. Policy: Design parks and open space to be
accessible and usable except when set aside for
preservation of natural resources, health and
safety.
P. 5. F. Policy: Ensure provision of parkland dedications
or payment of in- lieu fees through project
approvals or development impact fees.
P. 5. G. Policy: Identify, zone and procure land for new
and expanded parklands including:
• pocket parks
• natural pockets of forest
• community gardens
• greenbelts
• streamside parks
• street way linear parks
• active parks
• open space
• snow play
• festival and special events areas
• passive parks
P. 5. H. Policy: Dedicated parkland suitable for active
recreation uses shall have a maximum slope of
10%, be accessible to the community, and be
free of significant constraints.
Town of Mammoth Lakes - General Plan 43
INTENT
This Element establishes and emphasizes our stewardship
of the community’s natural resources. As stewards, we will
wisely manage those resources and be responsible to future
generations for their condition. The condition in which we leave
our resources will be our legacy.
Mammoth Lakes will be a community where sustainability
is emphasized through green building design strategies and
energy efficiency. We will be environmentally responsible and
economically sustainable. Mammoth Lakes is valued for its
majestic setting, the forest and trees, the smell of the pines,
wildlife, clean air and water. The goals and policies of this
Element address the community of Mammoth Lakes being a
leader in managing and conserving these resources.
Habitat Resources
R. 1. GOAL: Be stewards of habitat, wildlife, fisheries,
forests and vegetation resources of significant
biological, ecological, aesthetic and recreational
value.
R. 1. A. Policy: Be stewards of important wildlife and
biological habitats within the Town’s municipal
boundary.
R. 1. A. 1. Action: Prepare species, habitat and
natural community preservation and
conservation strategies.
R. 1. A. 2. Action: Maintain an inventory of all
Special Status Wildlife Species and
Special Status Plants and Plant
Communities within the Planning Area.
R. 1. B. Policy: Development shall be stewards of Special
Status plant and animal species and natural
communities and habitats.
R. 1. B. 1. Action: Plan development to minimize
removal of native vegetation and trees
and destruction of wildlife habitat.
R. 1. B. 2. Action: Reflect the high value the
community places on existing mature
trees by updating the formula to
calculate value in the tree replacement
ordinance.
R. 1. C. Policy: Prior to development, projects shall
identify and mitigate potential impacts to site-specific
sensitive habitats, including special
status plant, animal species and mature trees.
R. 1. D. Policy: Be stewards of primary wildlife habitats
through public and/ or private management
programs. For example, construction of active
and passive recreation and development areas
away from the habitat.
R. 1. E. Policy: Support fishery management activities.
R. 1. F. Policy: Support education, interpretive programs
and facilities offered by the Department of Fish
and Game, Mono County Fisheries Commission,
and other appropriate entities.
R. 1. G. Policy: Support efforts to regulate in- stream
flows and lake levels to maintain fishery and
other wildlife habitat.
R. 1. H. Policy: Work with MCWD to ensure that
groundwater is not over- drafted and does
not cause negative environmental impacts to
resources such as surface water, springs and
native vegetation.
R. 1. I. Policy: Encourage the management of forest
resources in and adjacent to the town to ensure
forest health, minimize insect and pathogen
outbreaks and reduce fuel loading.
R. 1. J. Policy: Live safely with wildlife within our
community.
R. 1. J. 1. Action: Require that development be
wildlife friendly by minimizing possible
denning sites and minimizing exterior
lighting.
44
RESOURCE MANAGEMENT AND CONSERVATION
Healthy Ecosystem
R. 2. GOAL: Maintain a healthy regional natural ecosystem
and provide stewardship for wetlands, wet meadows
and riparian areas from development- related
impacts.
R. 2. A. Policy: Trash enclosures, receptacles and food
storage areas shall be animal resistant.
R. 2. B. Policy: Be stewards of forested areas, wetlands,
streams, significant slopes and rock outcroppings.
Allow stands of trees to continue to penetrate
the community to retain the mountain character
of Mammoth Lakes. Minimize tree removal for
development to the greatest extent possible.
R. 2. C. Policy: Avoid wetland disturbance to greatest
extent possible by requiring all feasible project
modifications.
R. 2. C. 1. Action: Monitor status of wetlands and
stream corridors to ensure healthy
habitats.
R. 2. D. Policy: Mapped intermittent streams should not be
placed in culverts.
R. 2. E. Policy: Require open space in the following areas:
• Lands with slopes in excess of 20- 25 percent
• Wetland areas
• Stream corridors
• Scenic corridors
Mammoth Creek
R. 3. GOAL: Preserve and enhance the exceptional natural,
scenic and recreational value of Mammoth Creek.
R. 3. A. Policy: Prohibit development in the vicinity of
Mammoth Creek that does not maintain minimum
established setbacks and protect stream- bank
vegetation.
R. 3. B. Policy: Manage all properties held by the Town
of Mammoth Lakes along the Mammoth Creek
corridor for open space, habitat preservation and
passive recreation.
R. 3. C. Policy: Restore degraded areas within and adjacent
to Mammoth Creek, in association with contiguous
development projects or as off- site mitigation.
R. 3. D. Policy: Improve public access to Mammoth Creek
through discretionary project review and other
available means.
Water Resources
R. 4. GOAL: Conserve and enhance the quality and
quantity of Mammoth Lakes’ water resources.
R. 4. A. Policy: The Town shall work with MCWD to ensure
that land use approvals are phased so that the
development of necessary water supply sources is
established prior to development approvals.
R. 4. B. Policy: Support and encourage water conservation
and recycled water use within private and public
developments.
R. 4. C. Policy: Require drought- tolerant landscaping
and water- efficient irrigation practices for all
development and Town- maintained landscaped
areas, parks and park improvement projects.
Development design, including parks, may include
limited turf as appropriate to the intended use.
R. 4. C. 1. Action: Establish water conservation
programs including drought- tolerant
landscaping and efficient building design
requirements by working collaboratively
with Lahontan Regional Water Quality
Control Board, Mammoth Community
Water District and other interested
stakeholders.
R. 4. D. Policy: Require development to use native and
compatible non- native plants, especially drought-resistant
species, to greatest extent possible when
fulfilling landscaping requirements.
R. 4. E. Policy: Limit use of turf over root zones of native
trees to avoid or minimize adverse impacts of
excessive water to native trees.
R. 4. E. 1. Action: Review and update the Suggested
Plant List in the Town of Mammoth Lakes
Design Guidelines.
Town of Mammoth Lakes - General Plan 45
Erosion and Sedimentation
R. 5. GOAL: Minimize erosion and sedimentation.
R. 5. A. Policy: Wisely manage natural and historic drainage
patterns.
R. 5. A. 1. Action: Identify and map existing and
historic drainage patterns.
R. 5. A. 2. Action: Maintain a Drainage Master Plan.
R. 5. B. Policy: Require parking lot storm drainage systems
to include facilities to separate oils and silt from
storm water where practical and when warranted
by the size of the project.
R. 5. C. Policy: Prevent erosion, siltation, and flooding by
requiring use of Best Management Practices ( BMPs)
during and after construction.
Energy Resources
R. 6. GOAL: Optimize efficient use of energy.
R. 6. A. Policy: Reduce energy demand by promoting
energy efficiency in all sectors of the community.
R. 6. B. Policy: Encourage and support reduction of energy
demand in existing buildings.
R. 6. B. 1. Action: Educate community on cost
savings possible with energy conservation
strategies.
R. 6. B. 2. Action: Facilitate energy audits.
R. 6. B. 3. Action: Develop incentives for
improvements in energy efficiency.
R. 6. C. Policy: Encourage energy efficiency in new building
and retrofit construction, as well as resource
conservation and use of recycled materials.
R. 6. C. 1. Action: Develop incentives for
improvements in building energy
efficiency and resource conservation.
R. 6. D. Policy: Reduce the use of fossil fuels and energy
consumption of Town fleet through innovative
measures.
Green Technology
R. 7. GOAL: Be a leader in use of green building
technology.
R. 7. A Policy: Use green building practices to greatest
extent possible in all construction projects.
R. 7. A. 1. Action: Educate community about green
building construction techniques.
R. 7. A. 2. Action: Encourage site design that uses
green building techniques.
R. 7. A. 3. Action: Establish incentives for green
building practices and LEED ( Leadership
in Energy and Environmental Design)
certified buildings.
R. 7. B. Policy: Encourage development of housing close
to work, commercial services, recreation areas
and transit routes to reduce fuel consumption.
Energy Conservation
R. 8. GOAL: Increase use of renewable energy resources
and encourage conservation of existing sources of
energy.
R. 8. A. Policy: Educate community, both residents and
visitors, on economic and environmental benefits
of energy efficiency, use of renewable resources
and potential cost savings with energy efficient
retrofits and remodels.
R. 8. B. Policy: Educate building industry professionals
on value of energy efficient building construction
and use of renewable resource heating and power
systems both in new and retrofit construction.
R. 8. C. Policy: Research and facilitate cost- benefit
analysis for energy and resource conservation
in new and existing building systems.
R. 8. D. Policy: Encourage use of renewable fuels such as
biodiesel.
R. 8. D. 1. Action: Establish a regulatory
framework and incentives to facilitate
use of renewable fuels.
46
R. 8. E. Policy: Support development of a geothermal
heating district for the town including seeking
grant- funding sources for geothermal heating
projects.
R. 8. E. 1. Action: Establish regulatory framework
to encourage and facilitate use of
geothermal heating.
R. 8. F. Policy: Encourage building design and orientation
for passive solar heating.
R. 8. F. 1. Action: Develop and implement
standards that enable and encourage
the application of passive solar in
new and existing public and private
development.
R. 8. G. Policy: Encourage use of decentralized solar
electric power production systems.
R. 8. G. 1. Action: Implement standards that
encourage and facilitate application of
active solar in new and existing public
and private development.
Solid Waste
R. 9. GOAL: Reduce volume of solid waste.
R. 9. A. Policy: Support programs to recycle materials
such as paper, cardboard, glass, metal, plastics,
motor oil; and programs to compost or chip
for mulch tree cuttings, brush, and other
vegetation.
R. 9. A. 1. Action: Develop programs to maximize
recycling of waste products generated
by the community to prolong useful life
of the landfill.
R. 9. A. 2. Action: Require effective and efficient
recycling programs throughout the
community.
R. 9. A. 3. Action: Provide recycling containers
throughout the community.
Air Quality
R. 10. GOAL: Protect health of community residents by
assuring that the town of Mammoth Lakes remains
in compliance with or improves compliance with
air quality standards.
R. 10. A. Policy: Support regional air quality improvement
efforts.
R. 10. B. Policy: Promote land use patterns that reduce
number and length of motor vehicle trips,
including:
• development of in- town workforce housing
• residential and mixed use development
adjacent to commercial centers
• mountain portals and transit corridors
• provision of a mix of support services in
employment areas
R. 10. C. Policy: Support strategies for development that
reduce projected total vehicle miles traveled
including, but are not limited to:
• circulation system improvements
• mass transit facilities
• private shuttles
• design and location of facilities to encourage
pedestrian circulation
R. 10. D. Policy: Mitigate impacts on air quality resulting
from development through design, participation
in Town air pollution reduction programs, and/
or other measures that address compliance
with adopted air quality standards.
R. 10. E. Policy: The Town of Mammoth Lakes will strive
to attain and maintain the National Ambient Air
Quality Standard ( NAAQS) for PM- 10.
R. 10. E. 1. Action: The Town will continue to
support monitoring activities of the
Great Basin Air Pollution Control
District.